STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT
|
|
- Tobias Simon
- 5 years ago
- Views:
Transcription
1 DATE: April 29, 2013 STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT 1100 Patricia Boulevard, Prince George, B.C., V2L 3V9 TO: FROM: SUBJECT: MAYOR AND COUNCIL JESSE DILL, PLANNER Development Variance Application No. VP to vary the City of Prince George Zoning Bylaw No. 7850, 2007 to facilitate commercial development. Applicant: Location: R. Radloff and Associates for B.C. Ltd Victoria Street ATTACHMENTS: - Development Variance Permit No. VP Location and Existing Zoning Plan - Exhibit A to VP Supporting Documents RECOMMENDATIONS: 1. The Planning and Development Department recommends that Council APPROVE Development Variance Application No. VP for Lot 2, District Lot 343, Cariboo District, Plan to vary the City of Prince George Zoning Bylaw No. 7850, 2007 as follows: a. Vary Section to waive the required landscaped open space of 0.4 m 2 per parking space; b. Vary Section to reduce the required 2 m wide landscape screen along Redwood Street from 21.6 m long to 5.4 m long, as shown on Exhibit A ; c. Vary Table 7.2 to reduce the standard vehicle space width from 2.8 m to 2.58 m; d. Vary Table 7.4 to reduce the required parking spaces from 5 per 100 m 2 of Gross Floor Area to 2.63 per 100 m 2 of Gross Floor Area; and, e. Vary Section to reduce the minimum front yard from 6.0 m to 0.0 m for the 627 m 2 addition as shown on Exhibit A. 2. This Variance Permit has the following condition: a. The land owner cannot register or amend any agreement or easement on the subject property that reduces the on-site parking below 85 parking stalls without the approval of the Director of Planning and Development of the City of Prince George. Document Number:
2 PURPOSE: The applicant is proposing renovations, façade improvements, and a 627 m 2 addition to the existing commercial building on the subject property to accommodate the retail operation of Wholesale Sports (see Exhibit A and Supporting Documents). The applicant is requesting the following variances to the Zoning Bylaw to facilitate the issuance of a commercial development permit for the proposed improvements: Reduce the minimum front yard setback along Victoria Street from 6 m to 0 m; Reduce the required parking spaces from 161 parking stalls to 85; Reduce the standard vehicle stall width from 2.8 m to 2.58 m; Reduce the required 2.0 m wide landscape screen along Redwood Street from 21.6 m long to 5.4 m long; Waive the requirement for 38 m 2 of landscaping within the parking area. BACKGROUND: Site Characteristics Location: 1601 Victoria Street Current Use: Adult-Oriented Retail and Vacant Commercial Site Area: 6160 m 2 Zoning: C2: Regional Commercial Official Community Plan Future Land Use: Growth Management Area: Surrounding Land Uses: North: South: East: West: Neighbourhood Centre Corridor, Business District Service Commercial Growth Priority Commercial and Office Building, 15 th Avenue Victoria Medical Building Victoria Street, Connaught Motor Inn, Vacant Commercial, Ranch Motel Redwood Street, Value Village Concurrent Applications Commercial Development Permit Application No. DP100430: This is an active application to review the form and character of the proposed development with respect to parking, landscaping and building design. The development permit has to be issued before a building permit can approve any additions to the existing building. Development Variance Permit Application No. VP100329: This is an active application requesting to waive the Building Permit requirement for the provision of off-site works. The applicant is requesting to waive the requirement for concrete sidewalks, curb and gutter, boulevard treatment along Redwood Street, and underground electric power distribution, telecommunication and street light wiring. POLICY AND REGULATORY ANALYSIS: Front Yard Setback The applicant would like construct a 627 m 2 addition that extends to the Victoria Street property line. This requires a variance to the front yard setback of the C2: Regional Commercial zone. The applicant is requesting to reduce the minimum front yard setback from 6 m to 0 m in order to build to the property line. Extending the addition to the property line would better enclose Victoria Street and define the pedestrian sidewalk connection. This style of development is consistent with the building on the properties to the north and the south (i.e. Redwood Square and Victoria Medical Building). Creating a continuous frontage of buildings with service-oriented uses creates a more welcoming and interesting experience for pedestrians traveling along Victoria Street. Document Number:
3 The Department supports waiving the front yard setback for the construction of a 627 m 2 addition. Parking Supply The subject property is currently serviced by 128 off-street parking stalls. Thirty-three of these parking stalls need to be removed to facilitate an addition, an improved building entrance, full loading access, and sufficient clearance from the City-owned boulevard. Of the remaining 95 parking stalls, the applicant is requesting the right to grant up to 10 stalls to a neighbouring property as part of a private agreement. Therefore, the minimum number of parking stalls that Wholesale Sports would have access to is 85. The parking requirement for a commercial retail store such as Wholesale Sports is 5 parking stalls per 100 m 2 of gross floor area. Based on this standard, the requirement for the existing commercial building (2587 m 2 ) and the proposed addition (627 m 2 ) is 161 off-street parking stalls. The applicant is requesting a variance to reduce the off-street parking requirement from 161 parking stalls to 85, which translates to 2.63 stalls per 100 m 2 of gross floor area. Table 1: Variance to Reduce the Number of Required Parking Stalls Number of Stalls Proposed Required Disabled Parking Stall 2 2 Standard Parking Stall Small Car Parking Stall 5 <20% of total stalls Parking Stalls Granted to Neighbourhing Property -10 n/a Total Parking Stalls Available Parking Stalls per 100 m 2 of Gross Floor Area Variance Requested The subject property is centrally located in a regional commercial centre near the downtown and two major roads: 15 th Avenue and Victoria Street. The Official Community Plan (OCP) supports commercial infill development that utilizes existing infrastructure and alternative modes of transportation. Concentrating regional commercial land uses in a central location along major roads provides the following spatial advantages: Pedestrian Connectivity - The subject property is within walking distance of Parkwood Place Mall and Downtown. The subject property s proximity to these major destinations increases the opportunity for pedestrians to visit the subject property without a vehicle (e.g. walking to the site from work or from another store nearby). Public Transportation Transit service is a key consideration in variance requests to reduce parking requirements (see OCP Policy and ). The subject property has access to frequent public transit routes along 15 th Avenue and Victoria Street. The efficient use of public transit provides people with a convenient alternative to the automobile and a reduced parking demand. Growth Priority Area The subject property is designated as a Growth Priority Area on Schedule B4 of the Official Community Plan. OCP Policy prioritizes these areas for capital investments to improve transit service, cycling and pedestrian infrastructure, and streetscape improvements. This policy direction demonstrates the City s commitment to improving and maintaining a high standard of infrastructure in regional commercial areas over the long-term. Document Number:
4 Mixed Land Uses The subject property is nearby a mix of retail, office, restaurant and health services. Each use follows a fairly predictable pattern of parking demand throughout the day. For example, offices and health services are busiest during weekday business hours, while retail and restaurants are busiest during the evening and weekends. Mixing these land uses together distributes the demand for parking throughout the day and week. On-Street Parking On-street parking is provided on both sides of Redwood Street between 15 th Avenue and 17 th Avenue. This supply of parking is well-used by people accessing nearby businesses, thus helping to alleviate the demand on off-street parking in the area. In addition, the reduction in required parking is supported by the following features of the proposed development: Bicycle Parking The applicant intends to install 2 cycling racks with 10 short-term parking spaces in front of the building, as well as 5 long-term parking spaces inside the building. Rear Lane Loading - Two loading spaces are provided at the rear of the subject property off of a private laneway, thereby mitigating the need for truck traffic to access the main parking area. For all these reasons, the Department supports the variance to reduce the required off-street parking on the subject property from 161 parking stalls to 85. Parking Dimensions A variance is also requested to reduce the width of a standard parking stall from 2.8 m to 2.58 m, as summarized in Table 2. The site is already fully paved for the use of parking. Re-painting the parking lines and improving the asphalt surfacing may be required; however, meeting the 2.8 m width requirement would require a complete reconfiguration of the existing parking lot. Table 2: Variance to Reduce the Standard Parking Stall width Type of Stall Dimension of Stalls (width by length) Proposed Required Disabled 4m x 5.4m 4m x 5.4m Small Car 2.5m x 4.6m 2.5m x 4.6m Regular 2.58m x 5.4m 2.8m x 5.4m Variance Requested The Department supports the variance to reduce the standard parking stall width because the parking lot is already established with painted lines and is in alignment with the adjacent parking lot to the north. Landscaping Section 6 of the Zoning Bylaw details the landscaping and screening regulations for the C2: Regional Commercial zone. The applicant is requesting to vary two regulations under this section: Section 6.5.2: Requires a continuous 2.0 m landscape screen along all road frontages - with the exception of accesses and pathways - with at least three shrubs or trees on average every 5 m. This landscaping is intended to beautify the perimeter curb appeal of the site and screen the onsite parking from the roadways. Section 6.3.2: Requires landscaped open space in the amount of 0.4 m 2 for each parking. Based on the 95 stalls proposed on-site, the required amount of landscaping is 38 m 2. This landscaping is intended to provide visual relief from expansive stretches of asphalt. Document Number:
5 There is currently no landscaping as the site is fully paved for the use of parking. The applicant would like to provide a continuous landscaping screen along Victoria Street. Only a 5.4 m long landscape screen is proposed along the Redwood Street frontage. Focusing the landscaping along Victoria Street improves the aesthetics and the curb appeal of the site along the most visible area. The Victoria Street frontage is also the closest road to the main entrance of the building. The mix of proposed shrubs are low in height to maintain vehicle sight lines. Excavating the existing asphalt for additional landscaping prevents the maximization of valuable off-street parking. Approximately 6 parking stalls would need to be eliminated from the site plan in order to meet the landscaping regulations above. To maximize off-street parking, the Department supports the variance to waive the requirement for landscaping within the parking area and along Redwood Street. The landscaping that is proposed effectively beautifies the most visible area of the site. OTHER CONSIDERATIONS: Shared Parking Easement A shared parking Easement dating back to 1968 is registered on the legal title of the subject property. The Easement allows the adjacent Victoria Medical Building (1669 Victoria Street) to access and use the parking stalls on the subject property. The subject property is responsible to share, for up to one hour per car, only that amount of parking space as shall be required from time to time by the By-laws of the City of Prince George. Excluding the subject property, the Victoria Medical Building currently has access to 140 parking stalls. Of the 140 stalls, 116 are on-site and 24 are located at 1740 Redwood Street. In 1987, a Development Variance Permit was approved to reduce the required parking for the Victoria Medical Building from 182 to 141 parking stalls. Therefore, the Victoria Medical Building is one parking stall short of its requirement which is considered to be negligible. The Department does not anticipate any adverse land use impacts as a result of the shared parking Easement between the subject property and the Victoria Medical Building. The subject property s retail focus and the Victoria Medical Building s health services have different peak hours for parking demand. Referrals Ministry of Transportation and Infrastructure The Ministry supports the proposed variance to reduce the parking requirement on the subject property but stated that the exit onto Victoria Street should be restricted to right out only and signed. In addition the Ministry requires any proposed landscaping must not impede vehicle site distances and be maintained outside the Ministry right of way. Any changes to the accesses and the landscaping will be addressed as part of the active Commercial Development Permit application to facilitate the proposed development. All landscaping proposed is on the subject property, and the proposed shrubs are low and should not impede vehicle site distances. Advisory Committee on Development Design This application went to the Advisory Committee on Development Design on April 24 th, The Committee expressed some concern regarding the reduction in the number of parking spaces; however, no specific suggestions or recommendations were made regarding parking. ALTERNATIVES: 1. Approve the permit 2. Refuse the permit 3. Approve the permit as amended 4. Defer or otherwise deal with the application The Planning and Development Department recommends that Council approve the requested variances for the reasons outlined in this report. Document Number:
6 SUMMARY AND CONCLUSION: The applicant is proposing renovations, façade improvements, and an addition to the existing commercial building on the subject property to accommodate the retail operation of Wholesale Sports. The applicant is requesting the following variances to the Zoning Bylaw to facilitate the issuance of a commercial development permit: Reduce the minimum front yard setback along Victoria Street from 6 m to 0 m; Reduce the required parking spaces from 161 parking stalls to 85; Reduce the standard vehicle stall width from 2.8 m to 2.58 m; Reduce the required 2.0 m wide landscape screen along Redwood Street from 21.6 m long to 5.4 m long; Waive the requirement for 38 m 2 of landscaping within the parking area. The Planning and Development Department supports the application for the reasons outlined in this report. Respectfully submitted: To: Mayor and Council Jesse Dill, Planner Community Planning Division Document Number:
7 R E D W O O D S T R E D W O O D S T V V I I C C T T O R R I I A A S S T T A, C, Vary the City of Prince George Zoning Bylaw No. 7850, 2007 as follows: A - Vary Section to waive the required landscaped open space of 0.4m 2 per parking space; B - Vary Section to reduce the required 2m wide landscape screen along Redwood Street from 21.6m to 5.4m; C - Vary Table 7.2 to reduce the standard vehicle space width from 2.8m to 2.58m; D - Vary Table 7.4 to reduce the required parking spaces from 5 per 100m 2 of Gross Floor Area to 2.63 per 100m 2 of Gross Floor Area; and, E - Vary Section to reduce the minimum front yard from 6.0m to 0.0m. Existing Building Addition Landscaping Parcel Meters Coordinate System: NAD 1983 UTM Zone 10N Projection: Transverse Mercator Datum: North American :500 Path: \\pc631\gisdev\projects\currentplannningapplications\dvp\vp100326_exhibita.mxd - 4/30/2013-9:25:32 AM Exhibit A to VP Lot 2, DL 343, CD, Plan Geographic Information Systems Group
8
9
10
11 Development Variance & Development Permit Redwood Square
12 Introduction
13 Existing Structure
14 Proposed Structure
15 East Elevation
16 North Elevation
17 South Elevation
18 West Elevation
19 Existing Parking
20 Site Layout with Parking
21 Loading Bay
22 Questions & Answers Dan Milburn, MCIP, RPP R. Radloff & Associates Inc. (250)
23
24
25
26 DEVELOPMENT VARIANCE PERMIT NO. VP ) This Development Variance Permit is issued to: Name: Address: B.C. Ltd., Inc. No. BC Ogilvie Street South Prince George, BC V2N 1W7 2) This Development Variance Permit applies to: Addresses: 1601 Victoria Street Legal description: Lot 2, District Lot 343, Cariboo District, Plan ) This permit is issued subject to compliance with all of the Bylaws of the City of Prince George applicable thereto, except as specifically varied by this permit. 4) This permit varies the City of Prince George Zoning Bylaw No. 7850, 2007 as follows: a. Vary Section to waive the required landscaped open space of 0.4 m 2 per parking space; b. Vary Section to reduce the required 2 m wide landscape screen along Redwood Street from 21.6 m long to 5.4 m long, as shown on Exhibit A ; c. Vary Table 7.2 to reduce the standard vehicle space width from 2.8 m to 2.58 m; d. Vary Table 7.4 to reduce the required parking spaces from 5 per 100 m 2 of Gross Floor Area to 2.63 per 100 m 2 of Gross Floor Area; and, e. Vary Section to reduce the minimum front yard from 6.0 m to 0.0 m for the 627 m 2 addition as shown on Exhibit A. 5) This Variance Permit has the following condition: a. The land owner cannot register or amend any agreement or easement on the subject property that reduces the on-site parking below 85 parking stalls without the approval of the Director of Planning and Development of the City of Prince George. Document Number:
27 6) If a Building Permit for the development permitted by this permit has not been issued and construction substantially commenced within two years after the date of this permit s issuance, this permit shall lapse. 7) This Development Variance Permit is not a Building Permit. Authorizing resolution passed by Mayor and Council on day of, 201_ Issuance date: Authorizing Signature:
REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT
REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT PERMIT APPLICATION NO. DPM00592 1393 9TH AVENUE/915 MCMURDO DRIVE OWNER/APPLICANT: 1393
More informationREPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT
REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT PERMIT APPLICATION NO. DPM00521 520 ST. PAUL STREET OWNER: SALSBURG HOLDINGS INC. APPLICANT:
More informationPLANNING JUSTIFICATION REPORT
PLANNING JUSTIFICATION REPORT 55 DELHI STREET CITY OF GUELPH PREPARED FOR: VESTERRA PROPERTY MANAGEMENT PREPARED BY: LABRECHE PATTERSON & ASSOCIATES INC. SCOTT PATTERSON, BA, CPT, MCIP, RPP PRINCIPAL,
More informationUrban Design Manual 2.0 DRIVE-THROUGH FACILITIES. Background. Urban Design Challenges
222221 2.0 DRIVE-THROUGH FACILITIES Background In recent years, drive-through facilities have grown significantly in popularity with drive-through restaurants, in particular, being established on numerous
More informationURBAN DESIGN BRIEF 181 Burloak Drive, Oakville
URBAN DESIGN BRIEF 181 Burloak Drive, Oakville February 2017 Our File: 1730B 230-7050 WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: 905 761 5588/ F: 905 761 5589/WWW.MHBCPLAN.COM TABLE OF CONTENTS
More informationDevelopment and Engineering Services
To: From: Regular Meeting Date: June 11, 2018 Development and Engineering Services Subject: Development Permit Application No. DP 2018-002 Proposed free-standing restaurant with a drive-thru and patio
More information141 GEORGE STREET PLANNING RATIONALE
141 GEORGE STREET PLANNING RATIONALE MINOR ZONING BY-LAW AMENDMENT NOVEMBER 2, 2016 PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z8 613.730.5709 fotenn.com INTRODUCTION FOTENN Consultants is acting
More informationAIRPORT BUSINESS PARK
PIER MAC PETROLEUM INSTALLATION LTD. AIRPORT BUSINESS PARK DEVELOPMENT APPLICATIONS March 2003 4.1 Airport Business Park Development Permit Area 4.1.1 Justification/Design Concept The design concept envisioned
More informationREPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT
September 26, 2017 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT PERMIT APPLICATION NO. DPM00614 1428 LORNE STREET EAST OWNER/APPLICANT:
More informationThe West Vaughan Employment Area Secondary Plan Policies
Part 2: The West Vaughan Employment Area Secondary Plan Policies 2.1 General Policies It is the policy of Council: 2.1.1. That the West Vaughan Employment Area (the WVEA), identified on Schedule 1, will
More informationWelcome. Walk Around. Talk to Us. Write Down Your Comments
Welcome This is an information meeting introducing the applications for proposed redevelopment of the Yorkdale Shopping Centre site at 3401 Dufferin Street and 1 Yorkdale Road over the next 20+ years,
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of September 19, 2015 DATE: September 11, 2015 SUBJECTS: Outdoor Café at Citizen Burger Bar A. SP# 418 Site Plan Amendment to modify an approved
More informationLAND USE AMENDMENT DOWNTOWN COMMERCIAL CORE (WARD 7) MACLEOD TRAIL SE AND 5 AVENUE SE BYLAW 254D2017
Page 1 of 10 EXECUTIVE SUMMARY This Land Use Amendment application seeks to redesignate a full downtown block (currently the YWCA site) from a Direct Control based on the CM-2 District (Land Use Bylaw
More informationREPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT
REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON REZONING APPLICATION NO. REZ00587 DEVELOPMENT PERMIT APPLICATION NO. DPM00559 1430 SUMMIT DRIVE OWNER/APPLICANT:
More informationMEMORANDUM. This memo deals with proposed amendments to previously issued Development Permit No for Park Royal North.
MEMORANDUM Date: August 28, 2015 Our File: 1010-20-15-062 To: Design Review Committee From: Lisa Berg, Senior Community Planner Re: Amendment to Development Permit for Park Royal North This memo deals
More informationCITY OF TERRACE DEVELOPMENTSERWCESDEPARTMENT COMMITTEE OF THE WHOLE REPORT
CITY OF TERRACE DEVELOPMENTSERWCESDEPARTMENT COMMITTEE OF THE WHOLE REPORT MEMO: FROM: Heather A vison, CA 0 for the Committee of the Whole David Block, Director of Development Services DATE: July 8, 2013
More informationBel-Air Lexus Automobile Service Station
Bel-Air Lexus Automobile Service Station Design Brief 443-447 McArthur Avenue Ottawa April 30, 2015 14-1299-MCA Site Details Application: Site Plan Control Legal Description and Municipal Addresses: 443
More informationHumber Bay Shores Precinct Plan Final Report
STAFF REPORT ACTION REQUIRED Humber Bay Shores Precinct Plan Final Report Date: May 21, 2010 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community Planning, Etobicoke
More informationREPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT
REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON TEMPORARY USE PERMIT NO. TUP00051 DEVELOPMENT PERMIT APPLICATION NO. DPM00557 2793 TRANQUILLE ROAD
More informationCity of Surrey PLANNING & DEVELOPMENT REPORT File:
City of Surrey PLANNING & DEVELOPMENT REPORT File: 7916-0362-00 Planning Report Date: July 10, 2017 PROPOSAL: Development Permit Development Variance Permit to allow a truck/trailer staging area and to
More informationREPORT TO: Council FOR: Regular Meeting. PRESENTED: April 1, 2008 FILE: , Byl 1932 & 1936
DISTRICT OF SQUAMISH REPORT TO: Council FOR: Regular Meeting PRESENTED: April 1, 2008 FILE: 2006-08, Byl 1932 & 1936 DEPARTMENT: Planning Department SUBJECT: First and Second Readings for Bylaws 1932 (rezoning)
More information178 Carruthers Properties Inc.
178 Carruthers Properties Inc. Planning Rationale for 178 Carruthers Avenue Site Plan Control Application June 2014 Table of Contents 1.0 Introduction 2.0 Overview of Subject Property 3.0 Current Zoning
More informationMcDonald s Restaurant - Purcellville Town of Purcellville Special Use Permit Statement of Justification July 24, 2014
Introduction / Written Statement McDonald s Restaurant - Purcellville McDonald s Corporation is proposing to redevelop the existing McDonald s eating establishment with a drive-through located at 121 N
More informationClairtrell Area Context Plan
Clairtrell Area Context Plan March 2005 Urban Development Services City Planning Contents 1. Introduction... 4 2. Development Structure... 6 2.1 Streets... 7 2.1.1 Sheppard Avenue and Bayview Avenue...
More informationCHAIR AND MEMBERS PLANNING & ENVIRONMENT COMMITTEE GEORGE KOTSIFAS MANAGING DIRECTOR, DEVELOPMENT & COMPLIANCE SERVICES & CHIEF BUILDING OFFICIAL
TO: CHAIR AND MEMBERS PLANNING & ENVIRONMENT COMMITTEE FROM: SUBJECT: GEORGE KOTSIFAS MANAGING DIRECTOR, DEVELOPMENT & COMPLIANCE SERVICES & CHIEF BUILDING OFFICIAL APPLICATION BY: 2261531 ONTARIO LIMITED
More informationEXISTING COMPREHENSIVE PLAN
EXISTING COMPREHENSIVE PLAN Town Center Land Use Element: V. LAND USE POLICIES Town Center Mercer Island's business district vision as described in "Your Mercer Island Citizen-Designed Downtown" was an
More informationExecutive Summary. NY 7 / NY 2 Corridor
Executive Summary NY 7 / NY 2 Corridor Transportation and Land Use Study December 2005 Prepared for: Town of Colonie Capital District Transportation Committee Prepared by: Introduction: Land use decisions
More informationF. Driveways. Driveways which provide access to off-street parking or loading from public streets shall comply with the following:
Section 20.945.040 General Design Standards for Surface Parking Areas. A. Review Authority. Parking lot design and drainage shall be subject to review and approval of the City Transportation Manager. B.
More informationDPA September 29, Proposed Zoning: Local Area Plan:
DPA00822-2- September 29, 2015 Proposed Zoning: Local Area Plan: LAP Designation: Community Assn Referral: n/a Quadra Commercial/Industrial Quadra Cedar Hill Community Association Referral sent October
More informationLong Branch Neighbourhood Character Guidelines Final Report
STAFF REPORT ACTION REQUIRED Long Branch Neighbourhood Character Guidelines Final Report Date: October 26, 2017 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community Planning,
More information4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report Date: May 29, 2014 To: From: Wards: Reference Number: Etobicoke
More information4 January 11, 2012 Public Hearing APPLICANT:
. 4 January 11, 2012 Public Hearing APPLICANT: MID-ATLANTIC AUTO PROPERTY OWNER: DZR, LLC STAFF PLANNER: Leslie Bonilla REQUEST: Conditional Use Permit (truck rental, automobile service, and automotive/bulk
More informationPlanning Rationale Fernbank Road, Ottawa. Major Zoning By-law Amendment and Site Plan Control Application Ontario Inc.
Planning Rationale Major Zoning By-law Amendment and Site Plan Control Application 5264 Fernbank Road, Ottawa 1872089 Ontario Inc. March 2014 Planning Rationale Major Zoning By-law Amendment and Site Plan
More informationGold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan
Appendix F Gold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan Introduction and Purpose of the Plan The Gold Line Bus Rapid Transit facility is an eleven-mile dedicated
More informationCITY OF KEIZER MASTER PLAN APPLICATION & INFORMATION SHEET
CITY OF KEIZER MASTER PLAN APPLICATION & INFORMATION SHEET PRE-APPLICATION CONFERENCE Prior to the actual filing of a Master Plan application, it is strongly recommended that the applicant contact Planning
More informationURBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO
URBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO CARVEST PROPERTIES LTD. December 2013 Section 1 - Land Use Planning Context 1.1 Subject Lands The subject lands are located immediately
More informationKANATA CENTRUM 255 KANATA AVENUE OFFICIAL PLAN AMENDMENT ZONING BY-LAW AMENDMENT
KANATA CENTRUM 255 KANATA AVENUE OFFICIAL PLAN AMENDMENT ZONING BY-LAW AMENDMENT JUNE 2015 PREPARED BY: FOTENN Consultants Inc. 223 Mcleod Street Ottawa, ON K2P OZ8 (613) 730-5709 PREPARED FOR: Kanata
More information2983 NAVAN ROAD ZONING BY-LAW AMENDMENT
2983 NAVAN ROAD ZONING BY-LAW AMENDMENT June 29, 2018 Planning Rationale Zoning By-law Amendment Prepared for: Taggart Realty Management 225 Metcalfe, Suite 708 Ottawa, ON, K2P 1P9 taggart.ca Prepared
More informationWestwind Developments Ltd. PIONEER LANDS AREA STRUCTURE PLAN - PROPOSED AMENDMENT
FEBRUARY 2013 TABLE OF CONTENTS 1.0 BACKGROUND... 1 1.1 Amendment... 1 2.0 LOCATION & CONTEXT... 2 2.1 Land Ownership... 2 3.0 POLICY CONTEXT... 3 3.1 Municipal Development Plan... 3 3.2 Capital Region
More information646 Kingston Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 646 Kingston Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: December 8, 2014 To: From: Wards: Reference Number: Toronto and East
More informationBank Street Secondary Plan
1.1 Introduction The is a guide to the long term design and development of the portion of Bank Street between Riverside Drive and Ledbury Park, and provides direction on land use, built form, design, parking,
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting October 15, 2005 DATE: September 28, 2005 SUBJECT: Request to Advertise the adoption of the 2005 Clarendon Sector Plan C. M. RECOMMENDATION:
More information30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report Date: March 14, 2016 To: From: Wards: Reference Number: Etobicoke York Community Council Director,
More information1296 Kennedy Road - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1296 Kennedy Road - Zoning Amendment Application - Preliminary Report Date: January 15, 2016 To: From: Wards: Reference Number: Scarborough Community Council Acting Director,
More informationPlanning Commission Staff Report June 5, 2008
Owner/Applicant Taylor Village Sacramento Investments Partners, LP c/o Kim Whitney 1792 Tribute Road #270 Sacramento, CA 95815 Staff Recommendation Planning Commission Staff Report Project: File: Request:
More informationThe Corporation of the TOWN OF MILTON
Report to: From: Chair & Members of the Administration & Planning Standing Committee W.F. Mann, Director of Planning and Development Date: April 16, 2012 PD 022-12 (Z19/11) Subject: Technical Report Proposed
More informationStatus Update (2006 vs. Now) Citizen s Advisory Committee February Plan for Prosperity
Status Update (2006 vs. Now) Citizen s Advisory Committee February 2018 Plan for Prosperity 2000 2017 2000 2017 Gardnerville Population 6,000 5,760 5746 5,500 5,000 5,067 5,550 5,165 5,394 5,412 5,250
More informationTown of Portola Valley General Plan. Nathhorst Triangle Area Plan
Town of Portola Valley General Plan Amended December 10, 1997 Table of Contents Introduction... 1 Planning Area... 1 Objectives... 2 Principles... 2 Standards... 4 Description... 4 Community Commercial...
More informationThis Review Is Divided Into Two Phases:
Semiahmoo Town Centre Review The purpose of this review: To review the Semiahmoo Town Centre Concept Plan, originally approved in 1993, to ensure that this centre will continue to serve the needs of South
More informationChapter Master Planned Communities (MPC) District
Sections 14.53.010 Purpose and Intent 14.53.020 Applicability 14.53.030 Procedure 14.53.040 MPC Standards 14.53.050 Required Findings 14.53.010 Purpose and Intent Chapter 14.53 Master Planned Communities
More informationURBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville
URBAN DESIGN BRIEF 2136&2148 Trafalgar Road Town of Oakville Prepared By: METROPOLITAN CONSULTING INC For 2500674 Ontario Inc November 2016 TABLE OF CONTENTS Page No. 1.0 Introduction/Description of Subject
More informationWEST LOOP DESIGN GUIDELINES CHECKLIST
WEST LOOP DESIGN GUIDELINES CHECKLIST Section 1.0 General Strategies 1.1 DESIGN EXCELLENCE: ENCOURAGE HIGH QUALITY AND INNOVATIVE DESIGN OF NEW BUILDINGS WITHIN THE WEST LOOP WITHOUT BEING PRESCRIPTIVE
More informationPLANNING SERVICES DEPARTMENT REPORT
PLANNING SERVICES DEPARTMENT REPORT Planning Services 1450 K.L.O. Road Kelowna, B.C. V1W 3Z4 Telephone: (250) 868-5227 Fax: (250) 762-7011 www.regionaldistirct.com For the Board February 21 st, 2005 TO:
More informationEast Bayshore Road Neighbourhood
East Bayshore Road Neighbourhood Northridge Property Management Urban Design Brief 3195 East Bayshore Road City of Owen Sound January 2016 East Bayshore Road Neighbourhood Northridge Property Management
More informationDEVELOPMENT CONTROLS MEDICAL DISTRICT
6.01. GENERAL DESIGN GUIDELINES A. Site Planning B. Architectural Design C. Medical Facility Signage & Lighting D. Exhibit 48. ARCHITECTURAL DESIGN CONCEPTS 6.02. MEDICAL FACILITY STANDARDS & GUIDELINES
More informationUrban Design Brief. Watson Parkway North & Watson Road North Guelph, Ontario. Prepared by Coletara Development
Urban Design Brief Watson Parkway North & Watson Road North Guelph, Ontario Prepared by Coletara Development December, 2013 Urban Design Brief, Coletara Development 1 Introduction This Urban Design Brief
More information776 and 784 St. Laurent Boulevard City of Ottawa
Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational 776 and 784 St. Laurent Boulevard City of Ottawa Planning Rationale
More informationK. SMART ASSOCIATES LIMITED
Planning Justification Report Zoning By-Law Amendment 185 King Street North Waterloo, Ontario April 7th, 2017 Project Reference Number 16-245 K. SMART ASSOCIATES LIMITED CONSULTING ENGINEERS AND PLANNERS
More informationUrban Design Brief. 583, 585 and 589 OXFORD STREET EAST. Salt Clinic Canada Inc.
Urban Design Brief 583, 585 and 589 OXFORD STREET EAST Salt Clinic Canada Inc. February 3, 2013 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT... 1 1.1 The Subject Property...
More informationURBAN DESIGN BRIEF REPORT
URBAN DESIGN BRIEF REPORT PREPARED FOR 2568401 ONTARIO INC NEW GASBAR, CONVENIENCE STORE & CARWASH DEVELOPMENT @ 1509 FANSHAWE PARK ROAD WEST LONDON, ONTARIO GAMA ENGINEERING INC. PROJECT NUMBER 1669 PREPARED
More informationDRAFT PLAN OF SUBDIVISION PLANNING RATIONALE 5100 KANATA AVENUE CITY OF OTTAWA. Hawthorn Retirement Group MALONE GIVEN PARSONS LTD.
DRAFT PLAN OF SUBDIVISION PLANNING RATIONALE 5100 KANATA AVENUE CITY OF OTTAWA Prepared By: MALONE GIVEN PARSONS LTD. Prepared For: Hawthorn Retirement Group July 2015 Draft Plan of Subdivision 5100 Kanata
More information10 COPE DRIVE. May 08, 2018 Planning Rationale and Design Brief. Site Plan Control
10 COPE DRIVE May 08, 2018 Planning Rationale and Design Brief Site Plan Control Prepared for: Taggart Realty Management 225 Metcalfe Street, Suite 708 Ottawa, ON K2P 1P9 taggart.ca Prepared by: Fotenn
More informationREPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT
January 30, 2018 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON REZONING APPLICATION NO. REZ00619 DEVELOPMENT PERMIT APPLICATION NO. DPM00597 7450
More informationCONTENTS 8.0 LAND USE 8.1 GENERAL LAND USE 8.2 RESIDENTIAL 8.3 MIXED USE 8.4 COMMERCIAL 8.5 EMPLOYMENT LANDS
8-2 Land Use 8.0 LAND USE CONTENTS 8.1 GENERAL LAND USE 8.1.1 Uses provided for in all Land Use Designations 8.1.2 Uses prohibited in Hazardous Lands, Hazardous Sites and Special Policy Areas 8.1.3 Uses
More informationAdditional Studies: Site Context
February 16, 2011 Mr. Simon Deiaco Planner II Planning and Growth Management Department City of Ottawa 110 Laurier Avenue West Ottawa, Ontario K1P 1J1 RE: Dymon Management Ltd. Zoning By-law Amendment
More informationFigure 1- Site Plan Concept
Figure 1- Site Plan Concept Parking will be provided underground on three levels at rate of 1.0 space/ unit; this rate includes all visitors parking. MMM Group has prepared a parking assessment (April,
More informationWHEREAS, after consideration of the evidence presented at the public hearing on January 14, 2010, the Prince George's County Planning Board finds:
R E S O L U T I O N WHEREAS, the Prince George s County Planning Board has reviewed DDS-600 requesting a departure for the location of two loading spaces without driveway access along Toledo Terrace in
More informationGeorge Hotel application STAFF REVIEW COMMITTEE OF THE WHOLE JANUARY 14, 2014
George Hotel application STAFF REVIEW COMMITTEE OF THE WHOLE JANUARY 14, 2014 1 Presentation outline Purpose: to seek Council direction for next steps in the review process Application process to date
More informationLocation and Field Inspection: History: Master Plan Recommendation:
R E S O L U T I O N WHEREAS, the Prince George s County Planning Board has reviewed Special Permit Application No. SP-130008, Sudsville Laundry, requesting a special permit to construct an addition and
More informationScott Davis 174 Grandview Heights Rd. Gibsons, BC V0N 1V3 (604)
Scott Davis 174 Grandview Heights Rd. Gibsons, BC V0N 1V3 (604) 886-6890 July 11, 2017 Andre Boel Planner Town of Gibsons 474 South Fletcher Road / Box 340 Gibsons, BC V0N 1V0 RE: Barefoot Gecko Mexican
More informationREPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT
REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON March 28, 2017 DEVELOPMENT PERMIT APPLICATION NO. DPM00589 2370 PACIFIC WAY OWNER/APPLICANT: HIGHSTREET
More information20 & 30 Frank Nighbor Place
Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational Planning Land / Site Development Planning Application Management
More informationHighland Village Green Design Guidelines
Highland Village Green Design Guidelines Publishing Information Title Highland Village Green Design Guidelins Author The City of Calgary Status DRAFT - Proposed document subject to changes Additional Copies
More informationappendix and street interface guidelines
appendix five: building and street interface guidelines appendix 5 building and street interface guidelines BOULEVARDS Boulevards are generally characterized by higher levels of traffic movement at higher
More informationCity of Toronto. Emery Village Transportation Master Plan
City of Toronto Emery Village Transportation Master Plan May 2009 Emery Village Transportation Master Plan Toronto, ON May 2009 Consulting Inc. 100 York Blvd., Suite 300 Richmond Hill, ON L4B 1J8 Tel:
More informationChapter PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT
Chapter 11-17 PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT Sections: 11-17-01 GENERAL PURPOSE 11-17-02 PERMITTED BUILDING TYPES 11-17-03 USES PERMITTED WITH DESIGN REVIEW 11-17-04 USES PERMITTED BY CONDITIONAL
More informationCity of Surrey PLANNING & DEVELOPMENT REPORT File:
City of Surrey PLANNING & DEVELOPMENT REPORT File: 7915-0222-00 Planning Report Date: April 24, 2017 PROPOSAL: Rezoning from RF to C-5 Development Permit Development Variance Permit to permit the development
More informationROAD CLOSURE AND LAND USE AMENDMENT SILVER SPRINGS (WARD 1) NORTHEAST OF NOSEHILL DRIVE NW AND SILVER SPRINGS ROAD NW BYLAWS 2C2018 AND 29D2018
Page 1 of 19 EXECUTIVE SUMMARY This application proposes redesignating two parcels in the community of Silver Springs from Special Purpose Future Urban Development (S-FUD) District and undesignated road
More informationDevelopment Services Staff Report for Design Review Committee
Development Services Staff Report for Design Review Committee To: Design Review Committee From: DS Staff: Erika Akin Subject: Proposed Addition to J s Car Wash File: DSRFY2016-1 Date: January 19, 2016
More informationRe: 1110 Fisher Avenue Proposed Residential Development Revised Proposal File D PLANNING RATIONALE ADDENDUM
October 23, 2014 Prestige Design & Construction 50 Camelot Drive Ottawa, ON K2G 5X8 Attention: Mr. Enzo DiChiara Dear Mr. DiChiara Re: 1110 Fisher Avenue Proposed Residential Development Revised Proposal
More informationJohn M. Fleming Managing Director, Planning and City Planner. Old East Village Dundas Street Corridor Secondary Plan Draft Terms of Reference
Report to Planning and Environment Committee To: From: Subject: Chair and Members Planning & Environment Committee John M. Fleming Managing Director, Planning and City Planner Old East Village Dundas Street
More informationPORT WHITBY COMMUNITY
PORT WHITBY COMMUNITY SECONDARY PLAN UPDATE COMMUNITY IMPROVEMENT PLAN URBAN DESIGN GUIDELINES September 2015 DRAFT PROPOSED AMENDMENT NUMBER # to the Whitby Official Plan PURPOSE: The intent of this Amendment
More information599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report Date: March 7, 2017 To: From: Wards: Reference Number: Scarborough Community
More informationREPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT
January 25, 2018 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT PERMIT APPLICATION NO. DPM00637 3200 VALLEYVIEW DRIVE OWNER: ORCHARDS
More informationSouth of Eastern Strategic Direction Status Update
STAFF REPORT ACTION REQUIRED South of Eastern Strategic Direction Status Update Date: July 10, 2014 To: From: Planning and Growth Management Committee Chief Planner and Executive Director, City Planning
More informationRequest Conditional Use Permit (Automobile Repair Garage) Staff Planner Kevin Kemp
Request Conditional Use Permit (Automobile Repair Garage) Staff Planner Kevin Kemp Location 845 Lynnhaven Parkway GPIN 14963473030000 Election District Rose Hall Site Size 0.40 acre portion of a 6.35 acre
More informationPlace d Orleans
1220-1226 Place d Orleans Planning Rationale / Design Brief February 2 0 1 8 1220-1226 Place D Orleans Drive Site Plan Control Application Planning Rationale/Design Brief Prepared for: Choice Properties
More informationCorporate Report. Further, that Legal Services be directed to prepare the necessary amendments to the City s Delegation By-law.
Corporate Report Report from Planning and Building Services, Planning Services Date of Report: April 27, 2016 Date of Meeting: May 16, 2016 Report Number: PBS-122-2016 File: 60.2.43 Subject: Expansion
More information[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue. May 23, 2014
[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue May 23, 2014 Contents 1.0 Introduction... 2 2.0 Site Context... 2 2.1 Adjacent Uses... 2 Figure 1: Site
More informationDufferin-Wilson Regeneration Area Study City Initiated Official Plan Amendment Supplementary Report # 2
STAFF REPORT ACTION REQUIRED Dufferin-Wilson Regeneration Area Study City Initiated Official Plan Amendment Supplementary Report # 2 Date: November 7, 2017 To: From: Wards: Reference Number: City Council
More informationMONTGOMERY COUNTY PLANNING DEPARTMENT THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION
MONTGOMERY COUNTY PLANNING DEPARTMENT THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION MCPB Item No. Date: 3.10.2016 Site Plan 820160040 Nora School Parker Smith, Planning Technician, Area 1,
More informationMcCowan Precinct Plan Study Background & Deliverables
1 DRAFT & WITHOUT PREJUDICE McCowan Precinct Plan Study Background & Deliverables In September, 2011, City Planning (Scarborough District) began a study of an area within the Scarborough Centre, identified
More informationURBAN DESIGN BRIEF Gordon Street City of Guelph. Prepared on behalf of Ontario Inc. March 25, Project No. 1507
URBAN DESIGN BRIEF 1131 Gordon Street City of Guelph Prepared on behalf of 1876698 Ontario Inc. March 25, 2016 Project No. 1507 423 Woolwich Street, Suite 201, Guelph, Ontario, N1H 3X3 Phone (519) 836-7526
More informationUrban Design Brief December 23, 2015 Southside Construction Group Official Plan & Zoning By-Law Amendment
Urban Design Brief Proposed Official Plan & Zoning By-Law Amendment 3244, 3263 and 3274 Wonderland Road South Southside Group December 23, 2015 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND
More informationVILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT
VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # C-226 Staff Megan Ledbetter Petitioner(s) JBJH Properties, LLC Owner(s) JBJH Properties, LLC Subject Property 5892-49-1766
More informationCity of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods
City of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods DRAFT - September 2016 Contents 1. Introduction 1 2. Policy Context 3 3. Characteristics
More informationDEFINED VILLAGE CENTRES & NEIGHBOURHOODS
DEFINED VILLAGE CENTRES & NEIGHBOURHOODS residents in Nanoose Bay support focusing attractive, planned future development in Red Gap Centre and the Area s neighbourhood centres. In addition, the development
More informationCommunity Design Plan
Gardena General Plan 2006 Authority While the is not a required element of a General Plan, it is included because improving the community appearance and image is paramount to the overall quality of life
More informationSECTION TWO: Urban Design Concepts
SECTION TWO: Urban Design Concepts The Gardnerville Plan for Prosperity shapes economic opportunities presented by regional growth. The Urban Design Concepts provide policies and concepts for land use,
More informationTable of Contents. Elm Avenue Improvement Plan City of Waco, Texas. Introduction 1. Existing Context 1 Figure 1 2.
Table of Contents Introduction 1 Existing Context 1 Figure 1 2 Plan Guidelines 3 Future Urban Form 4 The West-End 4 Main Street 6 The East-End 7 Figure 2 9 Public Improvement Recommendations 7 General
More information