CITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF REPORT TO THE ENTRANCE CORRIDOR REVIEW BOARD (ERB)
|
|
- Kathlyn Young
- 5 years ago
- Views:
Transcription
1 CITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF REPORT TO THE ENTRANCE CORRIDOR REVIEW BOARD (ERB) ENTRANCE CORRIDOR CERTIFICATE OF APPROPROPRIATENESS DATE OF PLANNING COMMISSION MEETING: June 9, 2009 Project Name: Whole Foods Grocery Planner: Mary Joy Scala, AICP Applicant: S.J. Collins Enterprises, LLC Applicant s Representative: Dan Tucker Applicant s Relation to Owner: Project Manager Application Information Property Street Address: 1801 Hydraulic Road Owner: Peyton Associates Partnership (Ground lease owner is Meadowbrook Creek, LLC) Tax Map/Parcel #: Tax Map 41B Parcel 2 (Online Records: 41B002000) Total Square Footage/Acreage Site: acres Comprehensive Plan (Land Use Plan) Designation: Commercial Current Zoning Classification: Highway Corridor Mixed Use with Entrance Corridor (EC) Overlay Entrance Corridor Overlay District: (a)(2) (Hydraulic Road) Current Usage: Vacant lot Applicant s Request Phase I included demolition of the Terrace Theater and a car wash. Phase II (construction of part of Hillsdale Drive at Hydraulic Road; landscaping improvements/ reconfigured parking at the existing K-Mart parking lot; and street trees along both Hydraulic Road and Hillsdale Drive) received preliminary site plan approval on July 22, 2008 from the Planning Commisssion, and a Certificate of Appropriateness from the ERB. On that same date, the preliminary site plan and EC submittals were approved for Phase III, a Whole Foods grocery store with parking garage fronting on Hydraulic Road. The applicant is now requesting an EC Certificate of Appropriateness for a revised, smaller, 40,000 SF Whole Foods grocery store fronting on Hydraulic Road, with surface parking lot for 242 cars in the rear. Previous Phase II approvals will remain in effect, and will be a condition of any Phase III approval. 1
2 Please refer to the Entrance Corridor plans dated May 14, 2009 with a Revised Service Road view that shows the large retaining wall; and a narrative from the applicant. The scale of the schematic plans and elevations in the booklet is 1/32 = one foot. The applicant has also submitted: Composite Landscape Plan, Site Plan, Grading Plan, Light Fixtures, photo examples of: a black vinyl coated chain link fence and timber guardrail combination above a modular retaining wall; trees planted at the base of a large retaining wall; a brown metal picket railng on a retaining wall; and a metal pipe handrail. Standard of Review The Planning Commission serves as the entrance corridor review board (ERB) responsible for administering the design review process in entrance corridor overlay districts. This development project requires a site plan, and therefore also requires a certificate of appropriateness from the ERB, pursuant to the provisions of (a)(3) of the City s Zoning Ordinance. The ERB shall act on an application within 60 days of the submittal date, and shall either approve, approve with conditions, or deny the application. Appeal would be to City Council. Standards for considering certificates of appropriateness: In conducting review of an application, the ERB must consider certain features and factors in determining the appropriateness of proposed construction, alteration, etc. of buildings or structures located within an entrance corridor overlay district. Following is a list of the standards set forth within of the City Code: (1): Overall architectural design, form, and style of the subject building or structure, including, but not limited to: the height, mass and scale; Staff Analysis: The Highway Corridor allows a height of 80 feet (7 stories) by right. Required setbacks are 5 feet minimum; 30 feet maximum on Hydraulic Road; 5-20 feet on Hillsdale Drive. The height, mass and scale are appropriate for an urban structure in this location. The grocery store is one story high from Hillsdale Drive and the rear parking lot. The building becomes two stories at the low point on Hydraulic Road, with an office and utility space occupying part of the lower level. The southwest corner of the building at Hillsdale Drive and Hydraulic Road (pedestrian entrance) is approx. 24 feet tall from Hydraulic Road. The southeast corner of the building is approximately 35 feet high from Hydraulic Road. The main entrance to the grocery store that faces the parking is approx. 27 feet high. The side elevation facing towards Michie Drive includes a retaining wall along the exit ramp that varies in height from 1 ft at Hydraulic Road to 25 feet maximum near the drainage easement, to 5.5 feet at the rear corner, 6.5 feet in the rear, and 1.5 feet near Hillsdale Drive. This retaining 2
3 wall will include a safety barrier at the top (the parking lot will be higher than the abutting residential area) and will be visible from Hydraulic Road. The side elevation facing Hillsdale Drive includes a retaining wall with railing on top that separates the City sidewalk from the building and parking lot (the patio area and parking lot are lower than Hillsdale Drive). This retaining wall beside the store patio varies in height from 1 foot at the ends to 6 feet in the center. The retaining wall between Hillsdale Drive and the parking varies in height from 0 feet at the ends, to 6.9 feet at the front corner, to a maximum of 11.5 feet, to 7.4 feet and 5.4 feet at the rear corner, to 3.5 feet in the rear (2): Exterior architectural details and features of the subject building or structure; Staff Analysis: The architectural design is compatible with the EC Corridor. The grocery store building is mostly brick, with a cultured stone base on the parking lot side, and split-face block foundation along Hydraulic Road. The main entrance features a large expanse of metal and glass storefront, cultured stone and wood columns, a wood trellis and standing seam metal canopies. There is an outdoor patio area on the Hillsdale Drive side. The Hydraulic Road elevation is articulated with two colors of brick (field and accent) that divide the façade into multiple bays. To engage the street, there is a storefront pedestrian entrance at the Hillsdale Drive intersection, and a (non-public) storefront at the lower end. Clerestory windows and recessed brick panels (thinner veneer of field brick) provide interest. On the side facing the exit ramp there are office windows and a service entrance (3): Texture, materials and color of materials proposed for use on the subject building or structure; Staff Analysis: The building materials as shown are consistent with the guidelines and are appropriate for the Hydraulic Road Entrance Corridor. There is a color copy of the materials in the packet, but an actual materials board will be available at the ERB meeting, and should be examined. The proposed materials consist of: Roofs: Standing seam (galvanized color) metal roof on the canopies; transluscent insulated roof panels over the storefront bump-out; a flat roof (material not noted) is proposed on the grocery store. Mechanical screening: The applicant notes that most of the mechanical equipment will be located on the roof. The zoning ordinance requires that all mechanical equipment, whether on the ground or on a roof, is screened from view of any public right of way. This screening should be a condition of approval. 3
4 Walls: Brick veneer in two colors, field (red) and accent (light red), tan cultured stone that resembles local fieldstone, and tan split-faced block foundation. Windows, doors and storefronts: transparent glass in dark brown hollow metal storefront. Service doors are metal. Retaining Walls and Railings: The walls are tan block. Railings on top of the retaining wall along Hillside Drive are dark brown hollow metal with square vertical pickets. The safety barrier on top of the east side wall is proposed as black chain link fencing, supplemented with an timber automobile guardrail in places. The short length of hand rail at the pedestrian entrance on Hydraulic/Hillsdale is a metal pipe railing. (See photo examples of railing types). Paving areas: Public sidewalks and patio area will be scored concrete. The loading dock area will be concrete. The parking area will be asphalt paving (4): Design and arrangement of buildings and structures on the subject site; Staff Analysis: The design and arrangement of the buildings on the site generally meet the guidelines. The street edges are defined with the building, with the depressed parking located behind. In contrast, K-Mart has a parking lot in front of the building. The service area is enclosed, and segregated as much as possible from the main vehicular flow. The applicant was asked to make the store interact as much as possible with Hydraulic Road. The result is a corner storefront entrance, clerestory windows, and office entrance. The building really puts its best front to the parking lot, with a welcoming patio area on Hillsdale Drive. The rear of the development is enclosed with a retaining wall that borders an adjoining residential property. Pedestrian access from those residences is anticipated to accur via the City sidewalks. Pedestrian circulation within the parking lot warrants discussion. The City Traffic Engineer has recommended against the car exit ramp, so that needs to be resolved before the site plan becomes final (5): The extent to which the features and characteristics described within paragraphs (1)-(4),above, are architecturally compatible (or incompatible) with similar features and characteristics of other buildings and structures having frontage on the same EC street(s) as the subject property. Staff Analysis: The proposed development is generally compatible with other properties along Hydraulic Road, and will be a good addition to the corridor. The building materials as shown are consistent with the guidelines. The quality and appearance of building materials and their 4
5 compatibility and consistency with local building materials is important because this corridor is a gateway to the City s Downtown and University areas (6): Provisions of the Entrance Corridor Design Guidelines. Relevant sections of the guidelines include: Section 1 (Introduction) The pertinent Entrance Corridor design principles are expanded below: Design For a Corridor Vision New building design should be compatible (in massing, scale, materials, colors) with other neighboring structures that contribute to the overall quality of the corridor. Existing developments should be encouraged to make upgrades consistent with the corridor vision. Site designs should contain some common elements to provide continuity along the corridor. New development, including franchise development, should complement the City s character and respect those qualities that distinguish the City s built environment. Preserve History Preserve historic buildings and distinctive architecture from earlier periods. Encourage new contemporary design that is respectful ofhistoric building design. Facilitate Pedestrian Access Encourage compact, walkable developments. Design pedestrian connections from sidewalk and car to buildings, between buildings, and between corridor properties and adjacent residential areas. Maintain Human Scale in Buildings and Spaces Consider the impact of building design, especially height, mass, complexity of form, and architectural details, and the impact of spaces created, on the people who will pass by, live, work, or shop there. The size, placement and number of doors, windows, portals and openings define human scale. Preserve and Enhance Natural Character Daylight streams, and retain mature trees and natural buffers. Work with topography to minimize grading and limit the introduction of impervious surfaces. Encourage plantings of diverse native species. Create a Sense of Place In corridors where substantial pedestrian activity occurs or is encouraged, or where mixed use and multi-building projects are proposed, one goal will be creating a sense of place. Building arrangements, uses, natural features, and landscaping should contribute, where feasible, to create exterior space where people can interact. Create an Inviting Public Realm Design inviting streetscapes and public spaces. Redevelopment of properties should enhance the existing streetscapes and create an engaging public realm. Create Restrained Communications Private signage and advertising should be harmonious and in scale with building elements and landscaping features. Mask the Utilitarian: Provide screening from adjacent properties and public view of: parking lots, outdoor storage and loading areas, refuse areas, mechanical and communication equipment, and other uses that have adverse impacts. Where feasible, relegate parking behind buildings. 5
6 Respect and Enhance Charlottesville s Character Architectural transplants from other locales, and shallow or artificial imitations of the Jeffersonian architectural style are examples of building designs that are neither appropriate nor desirable. Objectionable or incompatible aspects of franchise design or corporate signature buildings must be modified or customized to fit the character of this community. Staff Analysis: The proposal will meet the Design Principles. Section 2 (Streetscape) The previously approved (Preliminary) Phase II landscape plan includes 25 Red Maple and 13 White Oak street trees along Hydraulic Road and on both sides of Hillsdale Drive. The street trees are located between the City sidewalk and the curb to shield pedestrians from traffic. The interior parking lot landscaping at K-Mart includes 7 Village Green Zelcova trees. A hedge of inkberry holly (now cherry laurel) is also shown. The current plan shows along the building s Hyraulic Road frontage an additional landscaped area with deciduous and evergreen shrubs and 4 Sweetbay Magnolia. Staff Analysis: The streetscape proposal is well done. Section 3 (Site): Staff Analysis: The proposal appropriately brings the structure to the street. Pole lighting will meet the dark sky requirements. Signage, including three wall signs, is more than the sign ordinance allows, but may be approved administratively as a Comprehensive Signage Plan. Within an entrance corridor a property is allowed two signs, with 75 sq. feet area total for walls signage. All signs (including the wall sign facing the exit ramp) must be located below the second floor sill line, and no higher than twenty feet. Staff recommends in this case that three signs be permitted, with the total of the two signs facing Hydraulic Road limited to 75 sq. feet; and the sign facing the parking lot limited to 50 sq. feet. If the ERB agrees, staff will proceed in that direction. The rear parking area needs discussion regarding the landscaping and pedestrian circulation. The most important site concern remaining is pedestrian ease and safety within this car-oriented environment. Staff suggests that the ERB should make recommendations regarding the rear parking lot, and then allow staff to proceed with administrative approval of the site plan in accordance with the site plan regulations. The street landscaping has been adequately addressed with the required number of street trees, and landscaping of the building frontage. Other site landscaping includes ten crape myrtles planted at the top of the large retaining wall; and at the base there are six Sycamore trees, 16 Japanese Black Pine trees, and 21 wax myrtle (decidulous shrubs). 6
7 Section 4 (Buildings): Staff Analysis: The building designs and materials are generally nicely designed and compatible with the EC Guidelines. Section 5 (Individual Corridors): Hydraulic Road Vision There is potential for redevelopment of the older sites along the corridor. Large new buildings should be designed to reduce mass. Opportunities include: building closer to Hydraulic Road, adding landscaping along the streets and in parking lots, and creating pedestrian and auto connectivity within and between developments.west of Rt. 29 pedestrian connections would be important if older commercial and residential properties along Hydraulic Road are redeveloped. Staff Analysis: This plan has elements that fit the vision. Public Comments Received No public comments have been received regarding the Entrance Corridor application. Staff Recommendations Staff recommends approval of the Phase III Entrance Corridor application with the following conditions: 1. Phase II approvals are a condition of this approval. 2. All mechanical equipment must be screened from view of a public right-of-way. 3. All areas indicated to be brick, including the recessed brick panels, shall be real brick. 4. The signage must comply with signage regulations, but may be approved administratively. 5. The corner pedestrian entrance must allow the public access to the grocery store. 6. Any major changes occasioned by site plan review would be subject to EC approval. 7
CITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF REPORT TO THE ENTRANCE CORRIDOR REVIEW BOARD (ERB)
CITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF REPORT TO THE ENTRANCE CORRIDOR REVIEW BOARD (ERB) ENTRANCE CORRIDOR CERTIFICATE OF APPROPROPRIATENESS DATE OF PLANNING COMMISSION
More informationCHARLOTTESVILLE. Streetscape ENTRANCE CORRIDOR DESIGN GUIDELINES. Amendments adopted by City Council March 7, Design Principles...
CHARLOTTESVILLE ENTRANCE CORRIDOR DESIGN GUIDELINES Amendments adopted by City Council March 7, 2011 2 Streetscape A. B. C. D. E. F. G. H. I. Design Principles...5 Plantings & Open Space...6 Pedestrian
More informationCHAPTER 3. Design Standards for Business, Commercial, Industrial, Recreational and Institutional Uses
CHAPTER 3 Design Standards for Business, Commercial, Section Number Title Ordinance Number Date of Ordinance 16-3-1 Applicability 2006-11 2008-04 07-01-08 16-3-2 Uniform Standards for Architectural Design
More informationCHARLOTTESVILLE III. Guidelines for Sites. Site ENTRANCE CORRIDOR DESIGN GUIDELINES. Amendments adopted by City Council March 7, 2011
CHARLOTTESVILLE ENTRANCE CORRIDOR DESIGN GUIDELINES Amendments adopted by City Council March 7, 2011 3 Site A. Design Principles...5 1 CHARLOTTESVILLE ENTRANCE CORRIDOR DESIGN GUIDELINES B. C. D. E. F.
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 informationFuture Five. Design/ Development Guidelines. January 2008 Amended June 08 per City Council motion
Future Five Design/ Development Guidelines January 2008 Amended June 08 per City Council motion 5-Points Design Guidelines Table of Contents I. Introduction 3 II. Area boundaries 4 III. Review Process
More informationMIDTOWN MIXED-USE VILLAGE. TECHNICAL DATA SHEET COMPONENT C-1 FOR PUBLIC HEARING - PETITION NUMBER Project No RZ1.1. Issued.
N MIDTOWN MIXED-USE VILLAGE TECHNICAL DATA SHEET COMPONENT C- FOR PUBLIC HEARING - PETITION NUMBER 04-00 Project No. 496 Issued Revised SCALE: " = 0' N 0 0 0 40 RZ. c GENERAL PROVISIONS: a. SITE LOCATION.
More informationBOULEVARD AND PARKWAY STANDARDS
88-323 BOULEVARD AND PARKWAY STANDARDS 88-323-01 PURPOSE Considerable public and private investment exists and is expected to occur adjacent to boulevards and parkways within the city. The following standards
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 informationDesign Guidelines and Development Standards for Southwood Ranch. Prepared February, 2016 by
Design Guidelines and Development Standards for Southwood Ranch D e s i g n D i s t r i c t Prepared February, 2016 by Table of Contents Introduction 2 District Overlay Map. 3 Development Standards. 4
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 informationGUIDING PRINCIPLES IN THIS CHAPTER
GUIDING PRINCIPLES The guiding principles and design concepts in this chapter work together with the Chapel Hill 2020 Comprehensive Plan to support new public places that can be enjoyed by all while also
More informationWATERFRONT DISTRICT DESIGN STANDARDS
WATERFRONT DISTRICT DESIGN STANDARDS 20.25.080 WATERFRONT DISTRICT A. Purpose. This section is intended to implement The Waterfront District Subarea Plan by: 1. Creating a safe, vibrant mixed-use urban
More information13. New Construction. Context & Character
13. New Construction Context & Character While historic districts convey a sense of time and place which is retained through the preservation of historic buildings and relationships, these areas continue
More informationBuildings may be set back to create small plazas provided that these setbacks do not substantially disrupt the street wall s continuity.
6-22 Community Design Street Walls and Street-front Setbacks The siting of buildings will play a critical role in establishing the character and sense of place for the District. Siting buildings at the
More informationB L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development
B L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development Adopted June 18, 2009 This section of the Design and focuses on site planning and design guidance for new multi-family
More informationPROPOSED WATERFRONT DISTRICT DESIGN STANDARDS
PROPOSED WATERFRONT DISTRICT DESIGN STANDARDS 20.25 DESIGN REVIEW. 20.25.080 WATERFRONT DISTRICT A. Purpose. This section is intended to implement The Waterfront District Subarea Plan by: 1. Creating a
More informationPolicies and Code Intent Sections Related to Town Center
Policies and Code Intent Sections Related to Town Center The Town Center Vision is scattered throughout the Comprehensive Plan, development code and the 1994 Town Center Plan. What follows are sections
More informationFLORIN ROAD CORRIDOR Site Plan and Design Review Guidelines Checklist
FLORIN ROAD CORRIDOR Site Plan and Design Review Guidelines Checklist Applicant s Name: Project Address: Phone: Email: Applicant shall fill out the design guidelines checklist for all guidelines applicable
More information5.1.1 The streetscape along US Highway 64 (Brevard Road); and, The built environment within new residential developments; and,
Article 5. Landscaping 5.1 Purpose The Town of Laurel Park s landscape standards are designed to create a beautiful, aesthetically pleasing built environment that will complement and enhance community
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 informationMULTIFAMILY RESIDENTIAL DESIGN PRINCIPLES Site Plan and Design Review Principles Checklist
MULTIFAMILY RESIDENTIAL DESIGN PRINCIPLES Site Plan and Design Review Principles Checklist Applicant s Name: Project Address: Phone: Email: Applicant shall fill out the design guidelines checklist for
More informationII. SINGLE FAMILY RESIDENTIAL
II. SINGLE FAMILY RESIDENTIAL Castle Rock is made up of numerous individually built houses and subdivision tracts that have been developed during the past century. Some of the tracts are diverse in architectural
More informationFigure Example of out door dining in the public right-of-way.
Section 2 Core Area Goal 2.2.1 To maintain and enhance the character of existing streets in the Downtown Area. Character Figure 2.2.1 Example of out door dining in the public right-of-way. A. Provide street
More informationR STREET CORRIDOR NEIGHBORHOOD Site Plan and Design Review Supplemental Guidelines Checklist
R STREET CORRIDOR NEIGHBORHOOD Site Plan and Design Review Supplemental Guidelines Checklist Applicant s Name: Project Address: Phone: Email: Applicant shall fill out the design guidelines checklist for
More informationFREEWAY/TOURIST DISTRICT
FREEWAY/TOURIST DISTRICT DESIGN STANDARDS FOR THE CITY OF MOUNTLAKE TERRACE March, 2014 MOUNTLAKE TERRACE FREEWAY/TOURIST DESIGN STANDARDS March, 2014 1 TABLE OF CONTENTS Introduction...1 Design Site Design
More informationBUILDING SCALE AND SETBACKS 5 ELEMENTS:... 5 FAÇADES (COMMERCIAL/RESIDENTIAL) 5
VISION STATEMENT 3 UTILIZATION OF THE GUIDELINES 3 IMPLEMENTATION 3 PROCEDURES FOR DESIGN REVIEW 3 LAND USE AND ZONING 4 LAND USE 4 ELEMENTS:... 4 ZONING 4 ELEMENTS:... 4 BUILDING SCALE AND SETBACKS 5
More informationCITY OF MERCER ISLAND DESIGN COMMISSION STAFF REPORT
CITY OF MERCER ISLAND DESIGN COMMISSION STAFF REPORT Agenda Item: 2 March 9, 2011 Project: Description: Applicant: DSR11-004 The applicant is requesting approval to replace the existing exterior wood framed
More informationZONING. 300 Attachment 1. City of Oneonta. Design Guidelines ( )
300 Attachment 1 City of Oneonta Design Guidelines ( 300-68) A. Site Organization. These guidelines address issues related to both building and parking location. Other issues include vehicle access (curb
More informationThis chapter contains the design standards and guidelines for development and improvement of office and industrial buildings and
CHAPTER 4: INDUSTRIAL AND OFFICE This chapter contains the design standards and guidelines for development and improvement of office and industrial buildings and projects. Applicants should discuss specific
More informationARCHITECTURAL REVIEW BOARD STAFF REPORT
ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name Review Type Parcel Identification Location Zoned Owner/Applicant Magisterial District Proposal Context Visibility ARB-2013-86: Stonefield Blocks F
More informationCITY OF MADISON, WISCONSIN
CITY OF MADISON, WISCONSIN AN ORDINANCE creating new Section 33.02(14) and renumbering current Section 33.02(14) to Section 33.02(15) of the Madison General Ordinances to establish Urban Design District
More informationCHAPTER FIVE COMMUNITY DESIGN
CHAPTER FIVE COMMUNITY DESIGN CHAPTER FIVE - COMMUNITY DESIGN Assumptions Frazier Park and Lebec have historically developed according to different patterns of spatial form. While both communities are
More informationHarmony Technology Park Third Filing, Second Replat Custom Blending, Project Development Plan/Final Development Plan - FDP #130021
ITEM NO FDP #130021 MEETING DATE July 23, 2013 STAFF Pete Wray ADMINISTRATIVE TYPE I HEARING STAFF REPORT PROJECT: APPLICANT: OWNER: Harmony Technology Park Third Filing, Second Replat Custom Blending,
More informationCommercial Development Permit Area
City of Kamloops KAMPLAN Commercial Development Permit Area PURPOSE The purpose of this Development Permit Area (DPA) is to establish objectives and provide guidelines for the form and character of commercial
More information6 November 13, 2013 Public Hearing APPLICANT: CAH HOLDINGS, LLC
6 November 13, 2013 Public Hearing APPLICANT:, LLC PROPERTY OWNER: LC REALTY, LLC STAFF PLANNER: Kevin Kemp REQUEST: Conditional Use Permit (Automated Car Wash) ADDRESS / DESCRIPTION: 3565 Holland Road
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: AUGUST 2, 2017 TO: THRU: FROM: SUBJECT: Chair Imboden and Members of the Design Review Committee Anna Pehoushek, Assistant Community Development Director
More informationSECTION TWO: Overall Design Guidelines
SECTION TWO: Overall Design Guidelines This section provides overall design principles and guidelines for the Gardnerville Mixed-use Overlay. They provide criteria for mixed-use places consisting of residential,
More informationMEMORANDUM. I2 District Downtown Parking Overlay District 24,000 square feet /.55 acres. Industrial Employment District North Loop Small Area Plan
Department of Community Planning & Economic Development 50 South 4th Street, Room 300 Minneapolis, MN 5545-385 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Peter Crandall,
More informationVEHICULAR AND PEDESTRIAN CIRCULATION
This perspective sketch communicates the intended character and quality of a proposed streetscape design. Locate benches near a major intersection where people tend to gather. Seating and lighting provide
More informationVILLAGE OF SKOKIE Design Guidelines for Mixed-Use Districts NX Neighborhood Mixed-Use TX Transit Mixed-Use CX Core Mixed-Use
VILLAGE OF SKOKIE Design Guidelines for Mixed-Use Districts NX Neighborhood Mixed-Use TX Transit Mixed-Use CX Core Mixed-Use TABLE OF CONTENTS CHAPTER 1 SITE DESIGN Purpose 1 CHAPTER 2 SITE DESIGN Streetscape
More information6 May 14, 2014 Public Hearing
6 May 14, 2014 Public Hearing APPLICANT: MICHAEL D. SIFEN, INC. PROPERTY OWNER: GEORGE STREET CORP. STAFF PLANNER: Stephen J. White REQUEST: Conditional Use Permit (Mini-Warehouse / Self Storage) ADDRESS
More informationBOARDS, COMMISSIONS, AND COMMITTEES
Sec. 33.24(14) (14) Urban Design District No. 7. (a) Statement of Purpose. Urban Design District No. 7 is hereby established to improve the appearance and function of Park Street. Park Street is a major
More information5.1 Commercial and Industrial Development. (Effective April 1, 2006)
5.1 Commercial and Industrial Development. (Effective April 1, 2006) A. Applicability: The requirements of this section (5.10) shall apply to all uses within the LB Local Business; HB Highway Business;
More informationArchitectural Review Board Report
Architectural Review Board Report Architectural Review Board Meeting: February 3, 2014 Agenda Item: 7.9 To: From: Subject: Architectural Review Board Steve Traeger, Principal Urban Designer Scott Albright,
More informationCHAPTER ADDITIONAL REQUIREMENTS IN THE NC, NEIGHBORHOOD COMMERCIAL ZONE
CITY OF MOSES LAKE MUNICIPAL CODE CHAPTER 18.31 ADDITIONAL REQUIREMENTS IN THE NC, NEIGHBORHOOD COMMERCIAL ZONE Sections: 18.31.010 Purpose 18.31.020 Minimum Lot Area 18.31.030 Setbacks 18.31.040 Maximum
More informationMableton Parkway & Veterans Memorial Highway Design Guidelines
Mableton Parkway & Veterans Memorial Highway Design Guidelines Background and Purpose Mableton Parkway and Veterans Memorial Highway are key corridors in the Mableton community. Both are critically important
More informationThe Highway Overlay District applies to an area within the City of Papillion's zoning jurisdiction described as:
ARTICLE XXVIII. HOD Highway Overlay District 205-164. Intent. The Highway Overlay District recognizes the strategic importance of the Highway 370 corridor as an entrance to Papillion from Interstate 80
More informationCity of Aurora Planning Department DESIGN STANDARDS FOR MOTOR VEHICLE FUEL DISPENSING STATION. August 3, 1998
City of Aurora Planning Department DESIGN STANDARDS FOR MOTOR VEHICLE FUEL DISPENSING STATION August 3, 1998 1. GENERAL PURPOSE AND APPLICABILITY The following design standards for motor vehicle fuel dispensing
More informationTown of Cedarburg Design Guidelines & Standards Commercial / Multi Family / Senior Care /Institutional/ Government Facilities Adopted August 6, 2014
1 Town of Cedarburg Design Guidelines & Standards Commercial / Multi Family / Senior Care /Institutional/ Government Facilities Adopted August 6, 2014 1 2 Manual Approved by the Town Board via Resolution
More informationVILLAGE OF CHANNAHON COMMERCIAL DESIGN GUIDELINES. Village of Channahon S. Navajo Drive Channahon, IL (815)
VILLAGE OF CHANNAHON COMMERCIAL DESIGN GUIDELINES Village of Channahon 24555 S. Navajo Drive Channahon, IL 60410 (815) 467-6644 www.channahon.org Adopted March 6, 2006 VILLAGE OF CHANNAHON COMMERCIAL DESIGN
More informationI. Introduction. Prior Approvals
Statement of Justification First National Bank 19790 Crystal Rock Drive, Germantown, Maryland Application for Site Plan and Limited Preliminary Plan Amendment I. Introduction DPH Architecture, for First
More informationST. ANDREWS HISTORIC NEIGHBORHOOD OVERLAY DESIGN STANDARDS
ST. ANDREWS HISTORIC NEIGHBORHOOD OVERLAY DESIGN STANDARDS The following recommended list of development criteria are presented for consideration in guiding residential development in the St. Andrews historic
More informationURBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018
URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 DESIGN BRIEF CONTENTS PART A 1.0 INTRODUCTION 2.0 DESCRIPTION & ANALYSIS OF SITE CONTEXT 3.0 DESIGN CONSTRAINTS AND OPPORTUNITIES
More informationThe Village. Chapter 3. Mixed Use Development Plan SPECIFIC PLAN
The Village SPECIFIC PLAN Chapter 3 3.1 INTRODUCTION 3.1.1 Purpose This Chapter describes the development regulations applicable to the Mixed-Use and Transit Center Planning Areas. These form-based regulations
More informationOthello Neighborhood Design Guidelines
Othello Neighborhood Design Guidelines 1 S ORCAS ST S OTHELLO ST 42ND AVE S 2 Note: Design Review does not apply to all zones. See Citywide Guidelines for details. Additionally, zoning areas on this map
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 informationlot flankage Y street 16m 6m landscape strip for large site 3m landscape strip for small medium site
Commercial General Commercial Objectives Create developments compatible with adjacent land uses in scale, function and character Define a consistent and attractive street edge with quality landscaping,
More informationPART I-D BUFFERS AND LANDSCAPING REQUIREMENTS
District Regulations Of General Applicability ARTICLE IX PART I-D BUFFERS AND LANDSCAPING REQUIREMENTS 9-107 BUFFERS AND LANDSCAPING 9-107 A. General Landscaping and Maintenance Requirements. Except for
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 informationCOMMUNITY DESIGN. GOAL: Create livable and attractive communities. Intent
COMMUNITY DESIGN Intent An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community, and create a strong, positive image for
More informationSeptember 30, 2014 Ms. Lorraine Weiss Department of Community Development City of San Mateo 330 West 20th Avenue San Mateo, CA
ARCHITECTURE PLANNING URBAN DESIGN September 30, 2014 Ms. Lorraine Weiss Department of Community Development City of San Mateo 330 West 20th Avenue San Mateo, CA 94403-1388 RE: Station Park Green Dear
More informationTOWN CENTER DESIGN STANDARDS FOR THE CITY OF. August, MOUNTLAKE TERRACE TOWN CENTER DESIGN STANDARDS August,
TOWN CENTER DESIGN STANDARDS FOR THE CITY OF MOUNTLAKE TERRACE August, 2008 MOUNTLAKE TERRACE TOWN CENTER DESIGN STANDARDS August, 2008 1 TABLE OF CONTENTS Introduction...3 Design Site Design...4 Pedestrian
More informationUrban Planning and Land Use
Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: From: City Planning
More informationPrepared by: LCT Design Group, LLC 401 North Franklin Street, Suite 5S Chicago, Illinois 60610
Prepared by: LCT Design Group, LLC 401 North Franklin Street, Suite 5S Chicago, Illinois 60610 Existing Conditions Residential Guidelines Future Land Use -East Study Area - West Study Area Existing Conditions
More informationTown of Essex Urban Design Guidelines for Downtown Harrow and Essex Centre May 2014
Town of Essex Urban Design Guidelines for Downtown Harrow and Essex Centre May 2014 1 Table of Contents Section 1.0 Purpose and Intent.3 Section 2.0 Streetscapes 4 Section 3.0 Active and Inviting Streetscapes..5
More informationI. VISUAL/AESTHETICS/NEIGHBORHOOD CHARACTER. b. Existing Conditions Views from Kimball Avenue
I. VISUAL/AESTHETICS/NEIGHBORHOOD CHARACTER 1. Existing Conditions a. View Of The Site From Area Roads Figures IV.I-2, I-3 and I-4 depict existing views from the Cross County Parkway, Central Park Avenue,
More informationChapter 5: Mixed Use Neighborhood Character District
5: Mixed Use Neighborhood Character District 5.1 Introduction The Mixed Use Neighborhood character district acts as a transition or bridge between the State Route 89A District s commercial area to the
More informationResolution : Exhibit A. Downtown District Design Guidelines March 2003
Resolution 03-011: Exhibit A Downtown District Design Guidelines March 2003 DOWNTOWN DISTRICT DESIGN GUIDELINES CITY OF SOUTHLAKE, TEXAS Adopted March 2003 1 DOWNTOWN DISTRICT DESIGN GUIDELINES Adopted
More informationSTAFF BRIEF. Project: 2016-COA-356 Meeting: September 8, th Street Oxford Hotel
Community Planning and Development Denver Landmark Preservation 20 West Colfax, Dept. 205 p: (720)-865-2709 f: (720)-865-3050 www.denvergov.org/preservation STAFF BRIEF E-Mail: landmark@denvergov.org This
More informationCha p t e r 2: Ge n e r a l De s i g n Gu i d e l i n e s
Downtown Ann Arbor Design Guidelines Cha p t e r 2: Ge n e r a l De s i g n Gu i d e l i n e s This chapter presents general design guidelines for new site plan or PUD projects in downtown Ann Arbor. The
More information2 January 13, 2010 Public Hearing APPLICANT: AUTOBELL CAR WASH, INC
REQUEST: Conditional Use Permit (car wash) 2 January 13, 2010 Public Hearing APPLICANT: AUTOBELL CAR WASH, INC PROPERTY OWNER: MESSER 1060 INDEPENDENCE BOULEVARD STAFF PLANNER: Carolyn A.K. Smith ADDRESS
More informationTazewell Pike. Neighborhood Conservation Overlay District Design Guidelines
Tazewell Pike Neighborhood Conservation Overlay District Design Guidelines Knoxville Knox County Metropolitan Planning Commission November 2, 2000 These design guidelines were: Adopted by the Knoxville
More informationCENTERS AND CORRIDORS
INITIAL DESIGN STANDARDS AND GUIDELINES for CENTERS AND CORRIDORS City of Spokane Planning Services Third Floor, City Hall 808 W. Spokane Falls Blvd. Spokane, WA 99201-3329 (509) 625-6300 www.spokaneplanning.org
More informationWalnut Creek Transit Village Design Guidelines. Part Three III - 25
C. General Design Criteria Part Three DRAFT 0/6/ III - 5 Frontage Types Frontage is a semi-public transition zone at the ground level where public and private realms meet. An understanding of various frontage
More informationAppendix A COMMUNITY IMPROVEMENT PLAN DESIGN GUIDELINES
Appendix A COMMUNITY IMPROVEMENT PLAN DESIGN GUIDELINES INTRODUCTION The continuous and desirable improvement of Arnprior requires a clear understanding of what is envisioned for the Town. These Design
More informationsection five BEAUTIFICATION PLAN
section five BEAUTIFICATION PLAN BEAUTIFICATION PLAN Section Five Beautification Plan The goal of the Beautification Plan is to improve the Route 8-Sunnyland Corridor in terms of aesthetics and to create
More informationDEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA
DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT : CPZ-3-1 : (S) Cynthia Lee-Sheng AT LARGE: A Chris Roberts B Elton M. Lagasse ADVERTISING DATES: 06/03/1 06/10/1 06/17/1 PAB PUBLIC
More informationChapter 11. Industrial Design Guidelines 11.1 INTRODUCTION AND PURPOSE 11.3 SITE PLANNING GUIDELINES 11.2 GENERAL DESIGN OBJECTIVES
Chapter 11 Industrial Design Guidelines 11.1 INTRODUCTION AND PURPOSE The following industrial/design guidelines seek to assure high quality development in Santa Ana s industrial districts by: The design
More informationLandscape Design Guidelines
Section 7: Landscape Design Guidelines seven section Landscape Design Guidelines Following are landscape guidelines specific to Milledgeville. This section provides guidance to property owners and the
More informationCity of Sugar Hill Planning Staff Report CBD Design Review
City of Sugar Hill Planning Staff Report CBD Design Review 18-00615-2 DATE: TO: FROM: SUBJECT: November 27, 2018 Mayor and Council, Design Review Board Planning Director Central Business District (CBD)
More informationDivision 9 Southwood Ranch (CR 484/475/475A Corridor-Gateway Development Overlay) Purpose and Intent Applicability.
Division 9 Southwood Ranch (CR 484/475/475A Corridor-Gateway Development Overlay) 5.9.1 Purpose and Intent. The Southwood Ranch Overlay is intended to be a mixed use community with commercial and residential
More informationResidential Design Guidelines
Residential Design Guidelines Single-Family Residential Design Guidelines Introduction These guidelines seek to provide property owners, designers and developers with a clear understanding of the City
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 informationOn the agenda. Mandan Architectural Review Commission. Mandan Architectural Review Commission. Purpose & Procedures MARC Directive.
Mandan Architectural Review Commission PROPOSED Building and community design standards Public Information & Input Meeting September 7, 2007 On the agenda Role of MARC Value of design standards Proposed
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 informationWide asphalt driveway abutting school property. garage built with incompatible materials, too close to park. incompatible fencing materials
Wide asphalt driveway abutting school property incompatible fencing materials garage built with incompatible materials, too close to park Lack of plantings as a buffer between private property and open
More informationREZONING APPLICATION MPD SUPPLEMENT
REZONING APPLICATION MPD SUPPLEMENT For Staff Use Only: DATE/TIMESTAMP: ZA# RECEIVED BY: The intent of the Master Planned District (MPD) designation is to allow flexibility in the design and construction
More informationLandscaping And Site Details
Landscaping And Site Details Adopted by the Barrio Latino Commission on August 20, 1996 Addition to Ybor City Design Guidelines, Street Furniture. The City of Tampa maintains and is responsible for installation
More informationPLANNING COMMISSION STAFF REPORT MEETING DATE: PROJECT NUMBER: ZONE: REQUEST: ADDRESS: APPLICANT: PREPARED BY: 6 July 2017 D-17-006 Commercial Corridorr Design Review Approval a parking lot expansion 26
More information4.9 Mendocino Avenue Corridor Plan Design Guidelines
4.9 Mendocino Avenue Corridor Plan Design Guidelines The Mendocino Avenue Corridor Plan addresses the area between College Avenue and Steele Lane. Mendocino Avenue is a busy arterial that runs parallel
More informationDesign Guidelines. Roosevelt. Mike Podowski DPD Design Guidelines Ordinance ATT 13 August 13, 2012 Version #1
Roosevelt Design Guidelines The Roosevelt Neighborhood Design Guidelines apply within the Neighborhood Boundary. Map 1 2 Map 2 3 Map 3 4 CS1 Natural Systems and Site Features Citywide Guideline: Use natural
More informationAMEND DMENT H HOSPITAL
AMEND DMENT TO LAND USE PLAN ELEMENT VILLAGE OF RIDGEWOOD MASTER PLAN H HOSPITAL ZONE DISTRICT Village of Ridgewood Planning Board February 28, 2014with technical revisions from June 9, 2014 Planning Board
More informationStaff Report Bourbon County Joint Planning Office SPECIAL MEETING September 4, 2018
Staff Report Bourbon County Joint Planning Office SPECIAL MEETING September 4, 2018 Case Number: DVP 18-05 FINAL Applicant: Josh Cummins Location: Arlington Drive. Request: Car Dealer Parking Lot Zoning:
More informationRequest Conditional Use Permit (Automobile Service Station) Staff Recommendation Approval. Staff Planner Bill Landfair
Applicant Property Owner RTR Real Estate Associates, Tidewater Investments, LLC, Bruce Ranomski Public Hearing December 12, 2018 City Council Election District Centerville Agenda Item 7 Request Conditional
More informationHockessin Community Redevelopment Plan
Hockessin Community Redevelopment Plan 3.1 Introduction The Community Redevelopment Plan for the Village of Hockessin is the result of the people s vision for a distinct village center that serves as the
More informationPlanning Board Briefing
Planning Board Briefing Why Now? The Sector Plan Implementation Chapter States: Before Stage 1 begins, the following must occur: Approval of the Sectional Map Amendment. Approval of the Greater Lyttonsville
More informationThe broad range of permitted and special uses allowed in the district remain, but some descriptions have been clarified.
Memorandum To: Emily Fultz, AICP City Planner, City of Edwardsville From: Michael Blue, FAICP Principal, Teska Associates Date: January 24, 2019 RE: B-1 Zoning District Update A draft, updated B-1 Central
More informationThe transportation system in a community is an
7 TRANSPORTATION The transportation system in a community is an important factor contributing to the quality of life of the residents. Without a sound transportation system to bring both goods and patrons
More informationMEMORANDUM. Planning and Zoning Division Department of Community Development TO: FROM: DATE: July 23, SUBJECT: PLNSUB : Salt City Plaza
MEMORANDUM 451 South State Street, Room 406 Salt Lake City, Utah 84111 (801) 535-7757 Planning and Zoning Division Department of Community Development TO: FROM: Planning Commission Doug Dansie, Planning
More information