At Your Disposal CUP Amendment, Lot 20, Village Service Commercial, at 128 Bastille Dr. (PLN17-208)

Size: px
Start display at page:

Download "At Your Disposal CUP Amendment, Lot 20, Village Service Commercial, at 128 Bastille Dr. (PLN17-208)"

Transcription

1 MEMORANDUM Archuleta County Development Services Planning Department 1122 HWY 84 P. O. Box 1507 Pagosa Springs, Colorado Fax TO: Archuleta County Planning Commission FROM: John C. Shepard, AICP; Planning Manager DATE: November 15, 2017 (Continued from October 25, 2017) RE: At Your Disposal CUP Amendment, Lot 20, Village Service Commercial, at 128 Bastille Dr. (PLN17-208) EXECUTIVE SUMMARY At Your Disposal, represented by Russell Planning & Engineering of Durango, CO, has applied for a Conditional Use Permit (CUP) Amendment, for Lot 20, Village Service Commercial, at 128 Bastille Dr., Pagosa Springs, CO (PLN17-208). The property is owned by Mark A. and Katheryn M. Young, and is zoned Commercial (C). The proposal will relocate permitted Recycling under a roof structure and construct a 25 x50 shop building for the new owner of the solid waste and recycling business with outdoor storage, amending a Conditional Use Permit approved in Applicant has also made a concurrent request for Variance from requirements for paving access and parking, which will be heard by the Board of Adjustment. At their meeting on October 25, 2017, the Planning Commission tabled the public hearing to their next meeting on November 15 th to allow time to address drainage and site plan concerns. (Updates in red text.) REVIEW PROCEDURE Archuleta County Land Use Regulations Section Conditional Use Permit (CUP) provides for Conditional Uses, which require review and evaluation with respect to their effects on surrounding properties and Archuleta County at large. The Planning Commission can recommend conditions to the Board of County Commissioners, according to the Review Criteria in Section Public notice was scheduled to be published in the Pagosa Springs Sun, was posted on site, and mailed to adjacent property owners as required.

2 DISCUSSION At Your Disposal received a Conditional Use Permit in February 2015 to add recycling services and permit the waste collection business that was then in operation, with the condition that the driveway be maintained in conformity with the Archuleta County Road & Bridge Standards, and that the CUP shall not run with the property. The property included an existing office/shop building and paved parking lot. Since that time, the business has been leased to Eagle River Waste Services of Colorado, while Mark and Kathryn Young retain ownership of the property they purchased in The proposal will permit the addition of a 25 x50 shop building for truck maintenance and storage, add additional concrete paving, and construct a fabric roof structure to cover recycling activities. Existing office/shop building and paved parking lot. The Archuleta County Community Plan of 2001 provides guidance for future development. The Future Land Use Map considers this area as appropriate for Commercial and Light Industrial development. The Community Plan notes that citizens desire to strike a balance between accommodating development and preserving clean air and clean water. Chapter 8, Policy 3 includes an Action Item to Develop a more comprehensive, financially viable recycling program and promote it more aggressively. The 1.74-acre parcel is zoned Commercial (C) and is within the Pagosa Lakes Property Owners Association (PLPOA). Typically, solid waste collection is considered an Industrial Use that would be restricted to the Industrial (I) zone. However, Recycling Facility and Outdoor Storage are conditional uses in the Commercial (C) zone (see Table 3 in the Archuleta County Land Use Regulations). The definition of Recycling Facility (Section 11 of the Land Use Regulations) includes: preparation of material for efficient shipment by such means as baling, compacting, flattening, grinding, crushing, mechanical sorting or cleaning.

3 The existing building was constructed and parking lot paved prior to the 2015 CUP. Applicants are utilizing the entire Outdoor Storage area, including storing baled cardboard outdoors, and have already expanded recycling operations beyond the 15 x60 area approved on the Site Plan submitted with the 2015 CUP. Staff also found that garbage and tires were being stored on-site, in addition to trucks and refuse bins. Recycling Area and garbage being stored behind the solid wood fence. Non-conforming property lots, sites and uses that do not meet current land use standards may be maintained as they are, and are only required to make improvements when changed. Section of the Land Use Regulations allows expansion of non-conforming structures that don t meet current height, setback or lot coverage requirements, but make no exceptions for other site development standards, nor does the section provide that only certain standards apply when redeveloping an existing site. Development Standards Site improvements must meet the Development Standards in Section 5 of the Land Use Regulations for Commercial development, including Sec 5.2 Environmental Standards, Sec 5.3 Infrastructure Standards and Sec 5.4 Site Development Standards. Sec Water Quality Control states that the County shall require proof of CDPHE Federal Clean Water Act discharge permits as a condition of final approval of any development one (1) acre or larger in land area. This requirement was not addressed with the 2015 CUP review. Sec Drainage System states Unless waived by the County Engineer, a professional engineer licensed in the State of Colorado will conduct a drainage study of the area to be developed and adjacent areas that affect the development. The County Engineer typically determines adequacy of drainage on a site historically (pre-development) and as developed. There is a history of drainage problems all along this block, although additional on-site drainage was deferred during the 2015 CUP review.

4 Onsite detention or retention facilities will be provided and will store the difference between the one hundred (100) year historic and one hundred (100) year developed storm runoff, and shall limit the rate of runoff from the site to the one hundred (100) year historic flow rate. NOTE: The Drainage Study and Drainage Plan were updated 11/03/17 Sec Commercial Design applies to Commercial development. Exterior building material on all sides shall be high quality material. Exterior building material shall not include smooth-faced concrete block, aluminum or vinyl siding, or prefabricated steel panels. Sec Industrial Performance. Outdoor Storage shall be enclosed by a fence, barn, landscaping, wall or other screening. An existing fence mostly screens the storage area in the rear from the right-of-way, but not from adjacent property Surface water shall be retained on site, or may be eliminated by a drainage system approved by Planning Commission and/or the Board of County Commissioners, in accordance with the regulations of the Colorado Department of Public Health and Environment and the U.S. Environmental Protection Agency All operations under this Section shall have an approved permit for non-point or point discharges from the Colorado Department of Public Health and Environment, Water Quality Control Division, if such permit is applicable to the use Sec Landscape Requirements. A minimum of 15% of commercial sites shall be landscaped. Applicant s site plan calculates 26.4% of the site will be landscaped area after construction. The previous site plan designated a smaller landscaped area in the Outdoor Storage yard, which is currently protected with small rocks and boulders. It may be necessary to delineate the proposed landscaped areas similarly to conserve and protect vegetation. Sec Outdoor Lighting. All fixtures shall be fully shielded with opaque or translucent shielding, except as provided in Sec for special situations. Sec Parking. The existing parking area was previously paved but has not been striped. Nine parking spaces are shown on the revised site plan, plus the required ADA space the first space must be a larger Van space with appropriate signage. However, the actual paved area is much larger and currently people park ad hoc wherever they pull in. Commercial development must provide adequate off-street parking, but the standards are flexible. Applicant s narrative states that there are 10 employees, 8-5 Monday-Friday. Typically an industrial-type use will provide 1 space per employee per shift, which would indicate that parking is inadequate for employees before providing space for customers. However, employees also utilize the larger Outside Storage area for parking. If additional spaces are provided, parking lot landscaping would also be required (Sec ). Applicants have requested a concurrent variance from requirements to pave the rear parking/storage area. Sec Vision Clearance Area. A Sight Triangle shall be kept clear of obstructions at all intersections, including 10 along driveways, 30 on either side measured on the property line. Applicant s site plan measures the Sight Triangle on the edge of the road.

5 Archuleta County Road & Bridge Standards Site improvements must also meet the requirements of the Archuleta County Road & Bridge Standards. Access and parking design, and adequacy of drainage were central points of contention during public hearings for the 2015 CUP. As amended 5/2/2017, Section states that New development shall be required to mitigate its proportionate share of the impacts of the proposed activity on the road or recreational path system. This section requires a development application to include information such as an analysis of projected 20-year traffic volumes, surface drainage and construction plans and specifications, prepared by a qualified Colorado Registered Professional Engineer. Apparently, no traffic projections of the waste management or recycling truck traffic were provided with the 2015 CUP application, nor with the current application. Section D addresses Drainage: The primary objective of drainage design is protection of County roads and property while minimizing the possible flood damage to surrounding properties and structures. Last year, pavement was removed from a section of Bastille Drive adjacent to this property and only recently re-paved, due (at least in part) to runoff damaging the road. This is a direct expense to the County from inadequate on-site detention in the area. Section provides Design Standards for Driveways and Section provides Design Standards for Parking Areas. Driveways and Parking on lots with access on paved roads must be paved. While the current front parking lot is paved, there is no evidence the parking lot was designed to the Road & Bridge Standards for construction materials or drainage. The parking area is unstriped and larger than necessary for 10 parking spaces, and does not clearly meet the standards in Figure Applicants have requested a paving Variance for the Outdoor Storage parking area at the rear to remain in gravel as it is currently. Applicant responded that retention or detention of stormwater as required would be impractical due to the previously developed structure and parking. However, neither the Land Use Regulations nor the Road & Bridge Standards provide a waiver for impractical situations if the site is impractical, it may not be a good site for this use. The standards clearly state that runoff shall be managed on-site. Following the Planning Commission s public hearing on 10/25/2017, Applicant contacted CDPHE to clarify storm water management requirements for this specific location (See Revised Narrative in Attachment A3). Applicant will apply for an Industrial Stormwater Permit, with a Stormwater Management Plan for the facility. Russell Planning & Engineering then updated the Drainage Study and Drainage Plan (11/03/17) adding a drainage pond behind the new garage structure. Nuisance Ordinance Archuleta County s Nuisance Ordinance No states that, except as otherwise regulated by the State Solid Waste Disposal Sites and Facilities Act, outside storage of used tires is prohibited. The Nuisance Ordinance also requires vehicles stored on-site to have current license plates.

6 Conditional Use Permit Standards Section of the Land Use Regulations provide that the Planning Commission & Board of County Commissions shall specifically consider whether the particular conditional use is dependent upon design, management or operational aspects such that it should be a personal grant of use to the owner of the conditional use and not a grant which transfers with the affected property A Conditional Use Permit might run with the land in perpetuity (the same as an Administrative Site Plan), depend on the personal assurance of the applicant, or be granted for a defined period. A personal or time-limited approval is typically considered where management is key to mitigating particularly difficult conditions of approval. Applicant has asked that this CUP approval convert the personal grant of approval to a perpetual approval to run with the land. The Planning Commission s review criteria in Section include: (1) The relationship and impact of the use on the development objectives of Archuleta County. (2) The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities. (3) The effect of the use upon traffic, with particular reference to congestion, vehicular and pedestrian circulation, safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the roads, sidewalks and parking areas. (4) The effect of the use upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. (5) The adequacy of the design features of the site to accommodate the proposed use, including but not limited to accessibility, service areas, parking, loading, landscaping and buffering, lighting, etc. (6) The effect of the use upon the natural resources and wildlife habitat areas. (7) Such other factors and criteria as the Planning Commission and the Board of County Commissioners deems applicable to the proposed use. Finally, before acting on the application, the Planning Commission must make necessary findings under Section : (1) That the proposed location of the use, the proposed access to the site, and the conditions under which the use would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. (2) That, if required by the proposed use, there are adequate and available utilities and public services to service the proposed use, without reduction in the adequacy of services to other existing uses. These utilities and public services may include, but are not necessarily limited to, sewage and waste disposal, water, electricity, law enforcement, and fire protection. (3) That the proposed use will be compatible with adjacent uses, including but not limited to site design and operating factors, such as the control of any adverse impacts including noise, dust, odor, vibration, exterior lighting, traffic generation, hours of operation, public safety, etc.

7 Applicant addresses the criteria and findings in their attached Narratives. No Two public comments have been received, one in support and one in opposition. This application and the concurrent paving Variance were referred to local utilities and regulatory agencies for review, as provided in Section Comments received prior to preparation of this staff report include: County Engineering did not recommend approval of the project accepted the revised drainage design with detention pond. Engineering is concerned about the quantity of storm water runoff from a site with existing problems both upstream and downstream. (See attached review comments.) County Engineering also provided comments from the Colorado Department of Public Health & Environment (CDPHE). Applicants did complete required registration as a recycling facility after County review. CDPHE also requires registration and reporting under Colorado solid waste regulations, as well as industrial storm water permits. Stormwater from a solid waste facility must be retained on-site to prevent environmental contamination temporary detention of runoff is not sufficient for the State s standards. Pagosa Fire Protection District had no objections. PLPOA offered no objections to the concept plans. A Building Permit will be required, with plans at sufficient scale stamped by an Architect or PE. In summary, Applicants are proposing improvements to a site with a current Conditional Use Permit approved in Minor changes have been made to the existing constrained site that are not in conformance with the approved site plan, but the proposal will bring those into conformance. However, As revised, the site plan does not adequately retain stormwater runoff as required by Section of the Archuleta County Land Use Regulations and Section D of the Archuleta County Road & Bridge Standards. The application does not now clearly demonstrate compliance with CDPHE permits and requirements. Therefore, the proposal does not clearly meet CUP Review Criteria #4 for effect on the area, #5 for adequacy of the design, and #6 for effects on natural resources, due to the inadequacy of stormwater retention. RECOMMENDATION AND FINDINGS Based on evidence provided, the Applicants may NOT have clearly met the goals and objectives of the Land Use Regulations, and staff would recommend the Planning Commission find that: A. The application DOES NOT meet the review criteria for a Conditional Use Permit in Section of the Archuleta County Land Use Regulations, and B. The application DOES NOT meets the required findings for a Conditional Use Permit in Section of the Archuleta County Land Use Regulations, and

8 That the Planning Commission recommends dis-approval of the request for the At Your Disposal Conditional Use Permit (CUP) Amendment, on Lot 20, Village Service Commercial, at 128 Bastille Dr. However, If based on evidence provided, the Planning Commission CAN determine the Applicants have met the goals and objectives of the Land Use Regulations, then staff would recommend the Planning Commission find that: C. The application meets the review criteria for a Conditional Use Permit in Section of the Archuleta County Land Use Regulations, and D. The application meets the required findings for a Conditional Use Permit in Section of the Archuleta County Land Use Regulations, and That the Planning Commission recommend approval of the request for the At Your Disposal Conditional Use Permit (CUP) Amendment, on Lot 20, Village Service Commercial, at 128 Bastille Dr., with the following conditions: 1. The Conditional Use Permit shall run with the property. Any change of tenancy or ownership of the property shall be documented with a Change of Use or similar application the Planning Department. 2. Applicant shall submit proof all required permits have been approved by the Colorado Department of Public Health & Environment (CDPHE). 3. Siding on the new garage shall match the wood siding of the existing building. 4. Outdoor storage area shall be screened by opaque fencing on all sides. 5. Landscaped areas shall be separated from parking and storage areas by fencing, curbs or other markers to preserve natural vegetation. 6. Revise the site plan for a required ADA Van space and to show the Sight Triangle on the property line. The site plan shall be revised to provide sufficient on-site stormwater retention. 7. No tires may be stored outdoors, except as provided by the Nuisance Ordinance. 8. Prior to a request for Certificate of Occupancy, Applicant shall submit a signed and sealed letter from the drainage design engineer stating that the drainage and detention basin were built according to the submitted drainage plans and are working as intended. PROPOSED MOTION I move to recommend Dis-Approval to the Board of County Commissioners, of the request for the At Your Disposal CUP Amendment, with the Findings A and B, of the Staff Report. OR I move to recommend Approval to the Board of County Commissioners, of the request for the At Your Disposal CUP Amendment, with the Findings C and D, and conditions #1-8 of the Staff Report.

9 ATTACHMENTS. Attachment 1: Area Maps Attachment 2: Review & Public Comments (REVISED) Attachment 3: Applicant Narrative and Drainage (REVISED starting p.10) Attachment 4: Building Plans Attachment 5: Site Plan (REVISED)

Town of Windham. Planning Department 8 School Road Windham, ME voice fax

Town of Windham. Planning Department 8 School Road Windham, ME voice fax Town of Windham Planning Department 8 School Road Windham, ME 04062 voice 207.864-5960 fax 207.892.1916 MEMO DATE: TO: Staff Review Committee FROM: Amanda Lessard, Planner Cc: Ellen Rathbone, St. Germain

More information

APPENDIX J PERFORMANCE STANDARDS FOR GRAVEL MINE, PIT MINE, OR QUARRY

APPENDIX J PERFORMANCE STANDARDS FOR GRAVEL MINE, PIT MINE, OR QUARRY APPENDIX J PERFORMANCE STANDARDS FOR GRAVEL MINE, PIT MINE, OR QUARRY A. Purpose: 1. Regulatory Requirement and Use Mitigation: The purpose of this appendix is to provide a regulatory context (standards)

More information

SITE PLAN REVIEW PROCESS

SITE PLAN REVIEW PROCESS BOWNE TOWNSHIP PO Box 35, 8240 Alden Nash Road, Alto, Michigan 49302 Ph. 616-868-6846 Fax 616-868-0110 http://www.bownetwp.org SITE PLAN REVIEW PROCESS 1. Application Form and Fee Schedule Site Plan Review

More information

ZONING ORDINANCE FOR THE ZONED UNINCORPORATED AREAS ARTICLE 1150 OF PUTNAM COUNTY, WEST VIRGINIA Page 95 ARTICLE 1150 SITE PLAN REVIEW

ZONING ORDINANCE FOR THE ZONED UNINCORPORATED AREAS ARTICLE 1150 OF PUTNAM COUNTY, WEST VIRGINIA Page 95 ARTICLE 1150 SITE PLAN REVIEW OF PUTNAM COUNTY, WEST VIRGINIA Page 95 1150.01 PURPOSE 1150.02 APPLICABILITY 1150.03 APPLICATION PROCESS 1150.04 REVIEW PROCESS 1150.05 REVIEW CRITERIA 1150.06 SITE PLAN GUIDELINES 1150.01 PURPOSE ARTICLE

More information

ARTICLE RRCO RED ROCK CORRIDOR OVERLAY DISTRICT

ARTICLE RRCO RED ROCK CORRIDOR OVERLAY DISTRICT ARTICLE 11.10 RRCO RED ROCK CORRIDOR OVERLAY DISTRICT (adopted 11/22/2011 MC16-116-11) SECTIONS: 11.10.01 Intent 11.10.02 Boundaries of District 11.10.03 Development Standards 11.10.04 Variance 11.10.01

More information

Chapter 1: General Program Information

Chapter 1: General Program Information Chapter 1: General Program Information 1.1 Introduction The Montgomery County Stormwater Management Resolution (#03-1-5) was adopted by the County Board of Commissioners on January 22, 2003. The purpose

More information

Site Development Plan (SDP) Checklist

Site Development Plan (SDP) Checklist Development Services Department 100 N. Wilcox Street, Castle Rock CO 80104 303-660-1393 or CRGov.com Site Development Plan (SDP) Checklist A complete Site Development Plan (SDP) submittal will contain

More information

GENERAL INFORMATIONaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa

GENERAL INFORMATIONaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa To: Planning and Zoning Commission From: City Staff Date: November 15, 2016 Re: Case #16026 Raymore Activity Center Site Plan GENERAL INFORMATIONaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa Applicant/ Property Owner:

More information

Project phasing plan (if applicable) 12 copies of site plan

Project phasing plan (if applicable) 12 copies of site plan SITE PLAN REVIEW PERMIT APPLICATION City of Grand Haven, 11 N. Sixth Street, Grand Haven, MI 49417 Phone: (616) 847-3490 Fax: (616) 844-2051 Website: www.grandhaven.org 1. Project Information Address/location

More information

ARTICLE 17 SITE PLAN REVIEW

ARTICLE 17 SITE PLAN REVIEW ARTICLE 17 SITE PLAN REVIEW 17.01 INTENT AND PURPOSE The intent of this section is to provide for consultation and cooperation between the applicant and the township planning commission so that the applicant

More information

Application for Site Plan Review

Application for Site Plan Review Application for Site Plan Review City of Pontiac Office of Land Use and Strategic Planning 47450 Woodward Ave, Pontiac, MI 48342 T: 248.758.2800 F: 248.758.2827 Property/Project Address: Sidwell Number:

More information

McDonald s Restaurant - Purcellville Town of Purcellville Special Use Permit Statement of Justification July 24, 2014

McDonald 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 information

ARTICLE VI: SITE PLAN REVIEW

ARTICLE VI: SITE PLAN REVIEW Section 6.01 - Site Plan Review (All Districts) ARTICLE VI: SITE PLAN REVIEW Site plans give the Planning commission an opportunity to review development proposals in a concise and consistent manner. The

More information

TOWNSHIP OF LOGAN SOIL & FILL IMPORTATION AND PLACEMENT APPLICATION SUBMITTAL CHECKLIST

TOWNSHIP OF LOGAN SOIL & FILL IMPORTATION AND PLACEMENT APPLICATION SUBMITTAL CHECKLIST TOWNSHIP OF LOGAN SOIL & FILL IMPORTATION AND PLACEMENT APPLICATION SUBMITTAL CHECKLIST Applications: 5 copies of application - Applicant will reproduce the copies at his/her costs. The Township Clerk

More information

SITE PLAN REVIEW ITEMS - REFERENCE CHECKLIST

SITE PLAN REVIEW ITEMS - REFERENCE CHECKLIST City of Seminole 9199 113 th Street N. Seminole, FL 33772 Ph: (727) 392-1966 Fx: (727) 319-6583 SITE PLAN REVIEW ITEMS - REFERENCE CHECKLIST Note: This checklist is designed to aid designers in the review

More information

BYLAW C A Bylaw of Rocky View County to amend Land Use Bylaw C

BYLAW C A Bylaw of Rocky View County to amend Land Use Bylaw C BYLAW C-7720-2017 A Bylaw of Rocky View County to amend Land Use Bylaw C-4841-97. The Council of Rocky View County enacts as follows: PART 1 TITLE This Bylaw shall be known as Bylaw C-7720-2017. PART 2

More information

APPLICATION FOR REZONING PROPERTY CITY OF HOLLAND, MICHIGAN. Name of Applicant. Address, and Phone # of Applicant

APPLICATION FOR REZONING PROPERTY CITY OF HOLLAND, MICHIGAN. Name of Applicant. Address,  and Phone # of Applicant APPLICATION FOR REZONING PROPERTY CITY OF HOLLAND, MICHIGAN Name of Applicant Address, Email and Phone # of Applicant Name and Address of Owner (if other than applicant) Ownership Interest of Applicant

More information

ARTICLE V PLANNED UNIT DEVELOPMENT DISTRICT

ARTICLE V PLANNED UNIT DEVELOPMENT DISTRICT ARTICLE V PLANNED UNIT DEVELOPMENT DISTRICT A. Purpose and Objective The Planned Unit Development (PUD) procedure provides a flexible land use and design regulation through the use of performance criteria

More information

Chapter 19.5 LANDSCAPING REQUIREMENTS

Chapter 19.5 LANDSCAPING REQUIREMENTS Chapter 19.5 LANDSCAPING REQUIREMENTS Sec. 19.5-1. Intent The intent of the landscaping requirements stated herein are as follows: To aid in stabilizing the environment's ecological balance by contribution

More information

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 18, 2017

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 18, 2017 & PUD-0000102-2017 PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 18, 2017 NAME SUBDIVISION NAME Dauphin Creek Estates Subdivision Dauphin Creek Estates Subdivision LOCATION CITY COUNCIL

More information

5. LOW IMPACT DEVELOPMENT DESIGN STANDARDS

5. LOW IMPACT DEVELOPMENT DESIGN STANDARDS 5. LOW IMPACT DEVELOPMENT DESIGN STANDARDS Low Impact Development (LID) requires a shift in stormwater management away from conveying runoff to a small number of downstream points through hydraulically

More information

PLANNING APPROVAL & PLANNED UNIT DEVELOPMENT Date: April 6, 2017

PLANNING APPROVAL & PLANNED UNIT DEVELOPMENT Date: April 6, 2017 PLANNING APPROVAL & PLANNED UNIT DEVELOPMENT Date: April 6, 2017 DEVELOPMENT NAME LOCATION Mobile Christian School 5900 Cottage Hill Road (North side of Cottage Hill Road, 230 ± West of Freemont Drive

More information

NAPA COUNTY PUBLIC WORKS Standards & Specifications

NAPA COUNTY PUBLIC WORKS Standards & Specifications Roadway Design & Construction Manual (Table of Contents) 1. Chapter 1: General Provisions 1.1 Short Title 1.2 Jurisdiction 1.3 Purpose and Effect 1.4 Enactment Authority 1.5 Amendment and Revisions 1.6

More information

ARTICLE IX SPECIAL PERMIT USES

ARTICLE IX SPECIAL PERMIT USES ARTICLE IX SPECIAL PERMIT USES All special permit uses cited in Article IX and Attachment A of this Ordinance or any other Section of this Ordinance shall be subject to Site Plan Review. The procedures

More information

DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA

DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT : SUMMAR NO.: 4469 (S) Paul Johnston AT LARGE: A Chris Roberts B Cynthia Lee-Sheng ADVERTISING DATES: PAB PUBLIC HEARING: HEARING:

More information

PLANNED UNIT DEVELOPMENT APPLICATION

PLANNED UNIT DEVELOPMENT APPLICATION PLANNED UNIT DEVELOPMENT APPLICATION CITY OF THE DALLES Community Development Department 313 Court Street The Dalles, OR 97058 (541) 296-5481, ext. 1125 Fax (541) 298-5490 www.ci.the-dalles.or.us Date

More information

SITE PLAN REVIEW APPLICATION

SITE PLAN REVIEW APPLICATION SITE PLAN REVIEW APPLICATION CITY OF THE DALLES Community Development Department 313 Court Street The Dalles, OR 97058 (541) 296-5481, ext. 1125 Fax (541) 298-5490 www.ci.the-dalles.or.us Date Filed File#

More information

Christopher M. Price, AICP Director of Planning February 7, 2014 STAFF REPORT

Christopher M. Price, AICP Director of Planning February 7, 2014 STAFF REPORT COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING MAIN (703) 792-7615 FAX (703) 792-4758 OFFICE www.pwcgov.org/planning Christopher M. Price, AICP Director of

More information

O Dell Parkway PUD Association, Inc. PO Box 1335

O Dell Parkway PUD Association, Inc. PO Box 1335 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_14_06_F+MDevelopment_25BaconSt_sketch SKETCH PLAN REVIEW #SD-14-06 O DELL PARKWAY PUD DEPARTMENT OF PLANNING & ZONING Report preparation date: April

More information

CITY OF ZEELAND PLANNING COMMISSION

CITY OF ZEELAND PLANNING COMMISSION APPLICATION FOR SITE PLAN REVIEW AND SPECIAL LAND USE Date City Official App. Filing Fee Rec'd ($350) NOTE TO APPLICANT: Please submit this application for Site Plan Review along with twenty (20) copies

More information

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: March 15, 2012

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: March 15, 2012 PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: March 15, 2012 DEVELOPMENT NAME SUBDIVISION NAME LOCATION OSR Subdivision OSR Subdivision 5559 Old Shell Road (South side of Old Shell Road, 570

More information

City of Kelowna Consolidated Zoning Bylaw No. 8000

City of Kelowna Consolidated Zoning Bylaw No. 8000 Section 7 Landscaping and Screening 7.1 Required Landscaping 7.1.1 The minimum level of landscaping required in each zone along all front, rear and side yards shall be determined from the Minimum Landscape

More information

PRELIMINARY CONDITIONAL USE SUBMITTAL CHECKLIST REQUIREMENTS

PRELIMINARY CONDITIONAL USE SUBMITTAL CHECKLIST REQUIREMENTS This checklist must accompany your submittal as the cover page. CONDITIONAL USE Application Submittal Checklist for PRELIMINARY AND FINAL APPROVAL Per Winter Park Land Development Code Sec. 58-90 PRELIMINARY

More information

SEPA Modification Application

SEPA Modification Application SEPA Modification Application 6000 Main St. SW, Lakewood, WA 98499 Application Fee: $200.00 Number of Copies Required: Description of Required Documents: Required: A=always; M=may be 1 SEPA Modification

More information

CHAPTER SPECIAL PURPOSE AND OVERLAY ZONING DISTRICTS

CHAPTER SPECIAL PURPOSE AND OVERLAY ZONING DISTRICTS Special Purpose and Overlay Zoning Districts 106.28.010 CHAPTER 106.28 - SPECIAL PURPOSE AND OVERLAY ZONING DISTRICTS SPECIAL PURPOSE AND OVERLAY ZONING DISTRICTS Sections: 106.28.010 - Purpose 106.28.020

More information

APPLICATION BRIEFING Prepared For: Submitted by: Date: Subject:

APPLICATION BRIEFING Prepared For: Submitted by: Date: Subject: Planning & Development APPLICATION BRIEFING Prepared For: Submitted by: Date: Subject: Planning Advisory Committee Jason Fox, Director of Planning & Development Development Agreement application by Godfrey

More information

PLANNED UNIT DEVELOPMENT STAFF REPORT Date: June 2, 2016

PLANNED UNIT DEVELOPMENT STAFF REPORT Date: June 2, 2016 # 9 ZON2016-01032 PLANNED UNIT DEVELOPMENT STAFF REPORT Date: June 2, 2016 DEVELOPMENT NAME JJT Properties LLC LOCATION 1147 & 1151 East I-65 Service Road South and 1180 Sledge Drive (Southeast corner

More information

Highway Oriented Commercial Development Criteria

Highway Oriented Commercial Development Criteria 7.6 HOC-1 Highway Oriented Commercial District A. Statement of Purpose The Highway Oriented Commercial District (HOC-1) is intended to provide for the development of high density retail and service businesses

More information

Chesapeake Bay Critical Area Conservation Plan

Chesapeake Bay Critical Area Conservation Plan The Maryland-National Capital Park and Planning Commission Prince George s County Planning Department Development Review Division 301-952-3530 Note: Staff reports can be accessed at www.mncppc.org/pgco/planning/plan.htm.

More information

Watertown City Council

Watertown City Council City of Watertown Watertown City Council April 14 th, 2015 Agenda Item: City Comment on Sun Share CUP Application Request for Action: Motion to Approve City Comments regarding CUP Application Department:

More information

Design Review Application *Please call prior to submittal meeting to determine applicable fees*

Design Review Application *Please call prior to submittal meeting to determine applicable fees* CITY OF EAGLE 660 E. Civic Lane, Eagle, ID 83616 Phone#: (208) 939-0227 Fax: (208) 938-3854 Design Review Application *Please call prior to submittal meeting to determine applicable fees* FILE NO.: CROSS

More information

PLANNING APPROVAL & PLANNED UNIT DEVELOPMENT Date: November 2, 2017

PLANNING APPROVAL & PLANNED UNIT DEVELOPMENT Date: November 2, 2017 PLANNING APPROVAL & PLANNED UNIT DEVELOPMENT Date: November 2, 2017 DEVELOPMENT NAME LOCATION Mobile Christian School 5900 Cottage Hill Road (North side of Cottage Hill Road, 230 ± West of Freemont Drive

More information

R E S O L U T I O N. Single-Family Residence/ Church. 2,488 sq. ft. 2,488 sq. ft. Area Parking Required: Church

R E S O L U T I O N. Single-Family Residence/ Church. 2,488 sq. ft. 2,488 sq. ft. Area Parking Required: Church R E S O L U T I O N WHEREAS, the Prince George s County Planning Board is charged with the approval of Detailed Site Plans pursuant to Part 3, Division 9 of the Zoning Ordinance of the Prince George s

More information

R E S O L U T I O N. 2. Development Data Summary:

R E S O L U T I O N. 2. Development Data Summary: R E S O L U T I O N WHEREAS, the Prince George s County Planning Board has reviewed Departure from Design Standards DDS-631 requesting a departure to allow the loading space and the driveway to the loading

More information

DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA

DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT DOCKET NO: CPZ--16 SUMMAR NO.: : : Paul D. Johnston AT LARGE: A: Christopher L. Roberts B: Cynthia Lee-Sheng ADVERTISING DATES: PAB

More information

CITY PLANNING COMMISSION AGENDA. ITEM NO(s): C.1 C.3 STAFF: STEVE TUCK

CITY PLANNING COMMISSION AGENDA. ITEM NO(s): C.1 C.3 STAFF: STEVE TUCK Page 34 CITY PLANNING COMMISSION AGENDA ITEM NO(s): C.1 C.3 STAFF: STEVE TUCK FILE NOS: CPC ZC 12-00035 QUASI-JUDICIAL CPC NV 12-00036 QUASI-JUDICIAL AR DP 12-00039 QUASI-JUDICIAL PROJECT: APPLICANT: OWNER:

More information

Urban Planning and Land Use

Urban 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 information

Staff Report CONDITIONAL USE

Staff Report CONDITIONAL USE Staff Report PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT To: From: Salt Lake City Planning Commission Daniel Echeverria, (801) 535-7165, daniel.echeverria@slcgov.com Date: May 21, 2015 Re: PLNPCM2015-00139

More information

City of Westbrook. 2 York Street Westbrook, Maine (207) Fax:

City of Westbrook. 2 York Street Westbrook, Maine (207) Fax: City of Westbrook DEPARTMENT OF PLANNING & CODE ENFORCEMENT 2 York Street Westbrook, Maine 04092 (207) 854-0638 Fax: 1-866-559-0642 WESTBROOK PLANNING BOARD TUESDAY, JANUARY 2, 2018, 7:00 P.M. WESTBROOK

More information

Asbury Chapel Subdivision Sketch Plan

Asbury Chapel Subdivision Sketch Plan Asbury Chapel Subdivision Sketch Plan PART 1: PROJECT SUMMARY Applicant: NVR Inc. Project Size: +/- 76.13 acres Parcel Numbers: 02101112,02116101,02116112, 02116113 Current Zoning: Transitional Residential

More information

LONDONDERRY PLANNING BOARD SITE PLAN APPLICATION & CHECKLIST

LONDONDERRY PLANNING BOARD SITE PLAN APPLICATION & CHECKLIST LONDONDERRY PLANNING BOARD SITE PLAN APPLICATION & CHECKLIST Planning Department Date Stamp Design Review Formal Application All information provided and submitted with this Application Checklist shall

More information

City of Waco Stormwater Management Regulations

City of Waco Stormwater Management Regulations 1.0 Applicability: City of Waco Stormwater Management Regulations These regulations apply to all development within the limits of the City of Waco as well as to any subdivisions within the extra territorial

More information

Planning Commission Staff Report

Planning Commission Staff Report 3330 South 1300 East Millcreek, UT 84106 801-214-2700 millcreek.us File #CU-18-016 Planning Commission Staff Report Meeting Date: October 17, 2018 Applicant: Lotus Monarch Homes, LLC Property Address:

More information

Stormwater Regulations & Considerations Morse Study Area. Pam Fortun, P.E. CFM Senior Stormwater Treatment Engineer Engineering Services Division

Stormwater Regulations & Considerations Morse Study Area. Pam Fortun, P.E. CFM Senior Stormwater Treatment Engineer Engineering Services Division Stormwater Regulations & Considerations Morse Study Area Pam Fortun, P.E. CFM Senior Stormwater Treatment Engineer Engineering Services Division Stormwater Regulations Development Considerations Floodplain

More information

DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA

DEPARTMENT 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 information

LONDONDERRY PLANNING BOARD MINOR SITE PLAN APPLICATION & CHECKLIST

LONDONDERRY PLANNING BOARD MINOR SITE PLAN APPLICATION & CHECKLIST LONDONDERRY PLANNING BOARD MINOR SITE PLAN APPLICATION & CHECKLIST Planning Department Date Stamp Design Review Formal Application Change of Use (No Site Improvements)* All information provided and submitted

More information

CONSENT CALENDAR CITY PLANNING COMMISSION AGENDA ITEM NO: A.1, A.2 STAFF: LARRY LARSEN

CONSENT CALENDAR CITY PLANNING COMMISSION AGENDA ITEM NO: A.1, A.2 STAFF: LARRY LARSEN Page 8 CONSENT CALENDAR CITY PLANNING COMMISSION AGENDA ITEM NO: A.1, A.2 STAFF: LARRY LARSEN FILE NO: CPC PUZ 14-00013 - QUASI-JUDICIAL FILE NO: CPC PUD 14-00014 QUASI-JUDICIAL PROJECT: APPLICANT: OWNER:

More information

Tucson Koi & Water Gardens

Tucson Koi & Water Gardens OV113-031 Tucson Koi & Water Gardens CONDITIONAL USE PERMIT SITE ANALYSIS 05.22.2014 Property Owners Walter & Jane Wong Family Investments, LLP 5437 East 3rd Street Tucson, Arizona 85711 Tucson Koi and

More information

Staff Report. Conditional Use PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT. Salt Lake City Planning Commission

Staff Report. Conditional Use PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT. Salt Lake City Planning Commission Staff Report PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT To: From: Salt Lake City Planning Commission Maryann Pickering, Principal Planner (801) 535-7660 Date: December 10, 2014 Re: Church of Scientology

More information

E. Natural areas include habitats such as wetlands, tidal marshes, waterways, natural drainage-ways, woodlands and grassland meadows.

E. Natural areas include habitats such as wetlands, tidal marshes, waterways, natural drainage-ways, woodlands and grassland meadows. Adopted November 1999 I. Purpose A. The purpose of these guidelines is to assist in the design and layout of open space, as provided on developed lots within the District. The intent of these guidelines

More information

Plat Requirements CHECKLIST FOR SITE PLAN REVIEW

Plat Requirements CHECKLIST FOR SITE PLAN REVIEW This checklist is to be used as a guide for complying with the Town of Hollis Site Plan Regulations. It is to be used for each individual site plan review application submitted. Applicants are encouraged

More information

PRELIMINARY STAFF PLANNING REPORT TO THE WALWORTH COUNTY ZONING AGENCY X CONDITIONAL USE

PRELIMINARY STAFF PLANNING REPORT TO THE WALWORTH COUNTY ZONING AGENCY X CONDITIONAL USE This report was prepared prior to the public hearing. This report may be supplemented or amended to reflect the review of additional information presented at the public hearing and written material submitted

More information

Planned Development Review Revisions (Project No. PLNPCM )

Planned Development Review Revisions (Project No. PLNPCM ) Planned Development Review Revisions (Project No. PLNPCM2014-00139) Standard residential development Planned Development Example: Smaller lot sizes than what is allowed to create open space amenity. What

More information

Drexel, Barrell & Co.

Drexel, Barrell & Co. Drexel, Barrell & Co. June 18, 2018 Engineers/Surveyors Boulder Colorado Springs Greeley 3 South 7 th Street Colorado Springs, Colorado 80905-1501 719 260-0887 719 260-8352 Fax El Paso County Planning

More information

PRELIMINARY DEVELOPMENT PLAN REVIEW - CITY OF MARYLAND HEIGHTS

PRELIMINARY DEVELOPMENT PLAN REVIEW - CITY OF MARYLAND HEIGHTS PRELIMINARY DEVELOPMENT PLAN REVIEW APPLICATION NUMBER PDP18-0002 APPLICATION (PROJECT) NAME ANDY S FROZEN CUSTARD APPLICANT NAME Andy s Frozen Custard (Greg Anderson) 60 Fourth Street, Camdenton, MO 65020

More information

HISTORIC LANDMARK COMMISSION STAFF REPORT

HISTORIC LANDMARK COMMISSION STAFF REPORT HISTORIC LANDMARK COMMISSION STAFF REPORT Park Strip Raised Planter Boxes Minor Alteration PLNHLC2014-00603 163 D Street Meeting Date: November 6, 2014 Planning Division Department of Community and Economic

More information

COUNTY OF PRINCE WILLIAM

COUNTY OF PRINCE WILLIAM Craig S. Gerhart County Executive COUNTY OF PRINCE WILLIAM BOARD OF COUNTY SUPERVISORS OFFICE OF EXECUTIVE MANAGEMENT Maureen S. Caddigan, Vice Chairman 1 County Complex Court, Prince William, Virginia

More information

VALLEY COUNTY MINIMUM STANDARDS FOR PRIVATE ROAD DESIGN AND CONSTRUCTION

VALLEY COUNTY MINIMUM STANDARDS FOR PRIVATE ROAD DESIGN AND CONSTRUCTION MINIMUM STANDARDS FOR PRIVATE ROAD DESIGN AND CONSTRUCTION Adopted November 28, 2005 TABLE OF CONTENTS DEFINITION OF TERMS...II I. DESIGN CRITERIA... 1 A. GENERAL DESIGN CRITERIA... 1 B. ROADWAY CLASSIFICATION...

More information

Mill Conversion Overlay District Zoning Bylaw Amendment

Mill Conversion Overlay District Zoning Bylaw Amendment Mill Conversion Overlay District Zoning Bylaw Amendment To see if the Town will vote to amend the Zoning By-Law by adding a new Section 13, Mill Conversion Overlay District, and by amending Sections 2.1,

More information

PUBLIC WORKS - COMMUNITY DEVELOPMENT. Staff Report. Site Plan Review. SP July 5, 2018

PUBLIC WORKS - COMMUNITY DEVELOPMENT. Staff Report. Site Plan Review. SP July 5, 2018 PUBLIC WORKS - COMMUNITY DEVELOPMENT 333 Broadalbin Street SW, PO Box 49, Albany, Oregon 97321-144 BUILDING 541-917-7553 PLANNING 541-917-755 Staff Report Site Plan Review SP-2-17 July 5, 218 Summary This

More information

V-5 TREE PROTECTION AND LANDSCAPING REQUIREMENTS

V-5 TREE PROTECTION AND LANDSCAPING REQUIREMENTS V-5 TREE PROTECTION AND LANDSCAPING REQUIREMENTS V-5.1 General A. Intent: It is the intent of this section to establish protective regulations for trees within the City of Milton, in order to better control

More information

Landscape and fencing requirements of this Chapter shall apply to all new landscaped areas.

Landscape and fencing requirements of this Chapter shall apply to all new landscaped areas. Chapter 19.06. Landscaping and Fencing. Sections: 19.06.01. Purpose. 19.06.02. Required Landscaping Improvements. 19.06.03. General Provisions. 19.06.04. Landscaping Plan. 19.06.05. Completion of Landscape

More information

Drexel, Barrell & Co.

Drexel, Barrell & Co. Drexel, Barrell & Co. December 21, 2018 Engineers/Surveyors Boulder Colorado Springs Greeley 3 South 7 th Street Colorado Springs, Colorado 80905-1501 719 260-0887 719 260-8352 Fax El Paso County Planning

More information

PLANNING APPROVAL & SIDEWALK WAIVER STAFF REPORT Date: December 1, 2016

PLANNING APPROVAL & SIDEWALK WAIVER STAFF REPORT Date: December 1, 2016 PLANNING APPROVAL & SIDEWALK WAIVER STAFF REPORT Date: December 1, 2016 NAME Dennis P. Wilkins LOCATION. CITY COUNCIL DISTRICT District 6 7078 Bruns Drive (Northeast corner of Bruns Drive and Cody Road)

More information

CHAPTER 22 Rural Open Space Community Developments

CHAPTER 22 Rural Open Space Community Developments CHAPTER 22 Rural Open Space Community Developments Section 22.1 Description and Purpose The intent of this Chapter is to offer property owners an alternative to traditional zoning requirements for rural

More information

SUBDIVISION, PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL, REZONING & SIDEWALK WAIVER STAFF REPORT Date: February 7, 2013

SUBDIVISION, PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL, REZONING & SIDEWALK WAIVER STAFF REPORT Date: February 7, 2013 SUBDIVISION, PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL, REZONING & SIDEWALK WAIVER STAFF REPORT Date: February 7, 2013 APPLICANT NAME SUBDIVISION NAME DEVELOPMENT NAME LOCATION S. E. Cemeteries of AL

More information

4 January 11, 2012 Public Hearing APPLICANT:

4 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 information

PLANNED UNIT DEVELOPMENT & PLANNING APPROVAL STAFF REPORT Date: April 4, 2013

PLANNED UNIT DEVELOPMENT & PLANNING APPROVAL STAFF REPORT Date: April 4, 2013 PLANNED UNIT DEVELOPMENT & PLANNING APPROVAL STAFF REPORT Date: April 4, 2013 NAME LOCATION The North American Islamic Trust, Inc. 63 East Drive (East side of East Drive, 400 South of Old Shell Road, and

More information

Sec Intent and purpose.

Sec Intent and purpose. 1 of 5 10/12/2012 10:33 AM Hastings, Michigan, Code of Ordinances >> PART II - CODE OF ORDINANCES >> Chapter 90 - ZONING >> ARTICLE XII. - LANDSCAPING >> ARTICLE XII. - LANDSCAPING Sec. 90-1006. - Intent

More information

Chapter PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT

Chapter 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 information

FIRE PREVENTION OFFICE Placer Hills Fire Protection District NEW PROJECT GUIDELINES

FIRE PREVENTION OFFICE Placer Hills Fire Protection District NEW PROJECT GUIDELINES Established 1949 FIRE PREVENTION OFFICE Placer Hills Fire Protection District NEW PROJECT GUIDELINES The following are guidelines for new development. Any submitted plans must comply with these guidelines,

More information

STORMWATER UTILITY FREQUENTLY ASKED QUESTIONS

STORMWATER UTILITY FREQUENTLY ASKED QUESTIONS STORMWATER UTILITY FREQUENTLY ASKED QUESTIONS What is Stormwater? Stormwater is water that falls to the ground during a precipitation event. When land is undeveloped or covered with vegetative surface,

More information

BUFFERS, TREE PROTECTION AND LANDSCAPING. Sec Purpose and Intent.

BUFFERS, TREE PROTECTION AND LANDSCAPING. Sec Purpose and Intent. ARTICLE 20 BUFFERS, TREE PROTECTION AND LANDSCAPING Sec. 20.1. Purpose and Intent. Trees improve air and water quality, reduce soil erosion, reduce noise and glare, provide habitat for desirable wildlife,

More information

# 17 & 18 ZON & ZON PLANNED UNIT DEVELOPMENT & PLANNING APPROVAL STAFF REPORT Date: February 5, Mobile Carnival Association

# 17 & 18 ZON & ZON PLANNED UNIT DEVELOPMENT & PLANNING APPROVAL STAFF REPORT Date: February 5, Mobile Carnival Association PLANNED UNIT DEVELOPMENT & PLANNING APPROVAL STAFF REPORT Date: February 5, 2009 NAME LOCATION Mobile Carnival Association South side of Bloodgood Street at its West terminus CITY COUNCIL DISTRICT District

More information

AGENDA MEETING OF THE TOWN OF ALLEGANY PLANNING BOARD. Monday, November 9, 2015 at 7:00 p.m. Allegany Town Hall 52 W. Main Street, Allegany, NY

AGENDA MEETING OF THE TOWN OF ALLEGANY PLANNING BOARD. Monday, November 9, 2015 at 7:00 p.m. Allegany Town Hall 52 W. Main Street, Allegany, NY AGENDA MEETING OF THE TOWN OF ALLEGANY PLANNING BOARD Monday, November 9, 2015 at 7:00 p.m. Allegany Town Hall 52 W. Main Street, Allegany, NY Salute to the Flag Minutes October 5, 2015 Old Business Michael

More information

Delano Randy s Sanitation; PUD/CUP Amendment

Delano Randy s Sanitation; PUD/CUP Amendment MEMORANDUM TO: FROM: Phil Kern Laurie Shives / Alan Brixius DATE: April 6, 2006 RE: Delano Randy s Sanitation; PUD/CUP Amendment FILE: 432.07 06.09 BACKGROUND Randy s Sanitation is requesting a PUD/CUP

More information

City of Lafayette Study Session Staff Report Design Review Commission

City of Lafayette Study Session Staff Report Design Review Commission City of Lafayette Study Session Staff Report Design Review Commission Meeting Date: April 24, 2017 Staff: Payal Bhagat, Senior Planner Subject: HDP18-15 & HDP31-15 Ramesh Patel & Melcor Development (Owners),

More information

PLANNED DEVELOPMENT (MASTER PLAN & UNIT PLAN)

PLANNED DEVELOPMENT (MASTER PLAN & UNIT PLAN) Central Permit Center 555 Santa Clara Street Vallejo CA 94590 Business License Building Fire Prevention Planning Public Works 707.648.4310 707.648.4374 707.648.4565 707.648.4326 707.651.7151 PLANNED DEVELOPMENT

More information

COUNTY COUNCIL OF PRINCE GEORGE'S COUNTY, MARYLAND SITTING AS THE DISTRICT COUNCIL 2010 Legislative Session. Council Members Dernoga and Olson

COUNTY COUNCIL OF PRINCE GEORGE'S COUNTY, MARYLAND SITTING AS THE DISTRICT COUNCIL 2010 Legislative Session. Council Members Dernoga and Olson DR- COUNTY COUNCIL OF PRINCE GEORGE'S COUNTY, MARYLAND SITTING AS THE DISTRICT COUNCIL 00 Legislative Session Bill No. CB--00 Chapter No. Proposed and Presented by Introduced by Co-Sponsors The Chairman

More information

AMEND DMENT H HOSPITAL

AMEND 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 information

SITE PLAN REVIEW APPLICATION AND CHECKLIST

SITE PLAN REVIEW APPLICATION AND CHECKLIST SITE PLAN REVIEW APPLICATION AND CHECKLIST PROJECT SUMMARY: Project Name: City/ETA Location: City ETA (Application fee & number of copies needed are based on location) Property Location (Legal Description

More information

Mayor Leon Skip Beeler and Members of the City Commission. Anthony Caravella, AICP, Director of Development Services

Mayor Leon Skip Beeler and Members of the City Commission. Anthony Caravella, AICP, Director of Development Services CITY COMMISSION BRIEFING & Planning Board Report For Meeting Scheduled for June 7, 2012 Inner Room Cabaret Site Plan/Architectural Review Downtown Overlay District/Primary Downtown Area Site Plan Consent

More information

ARTICLE 6: Special and Planned Development Districts

ARTICLE 6: Special and Planned Development Districts ARTICLE 6: Special and Planned Development Districts 6-10 Traditional Neighborhood Development (TND) District 6-10.10 Purpose and Intent The Traditional Neighborhood Development (TND) District provides

More information

City of Reedley Community Development Department 1733 Ninth Street Reedley, CA (559) FAX

City of Reedley Community Development Department 1733 Ninth Street Reedley, CA (559) FAX City of Reedley SPECIAL PERMIT Submittal Requirements Conditional Use Permit (CUP), Site Plan Review (SPR) & Variance (VAR) Please use this information sheet as a checklist to assemble materials required

More information

5. FINAL DEVELOPMENT PLAN APPROVAL MENORAH MEDICAL CENTER OFFICE BUILDING Vicinity of the southwest corner of 119 th Street and Nall Avenue

5. FINAL DEVELOPMENT PLAN APPROVAL MENORAH MEDICAL CENTER OFFICE BUILDING Vicinity of the southwest corner of 119 th Street and Nall Avenue 5. FINAL DEVELOPMENT PLAN APPROVAL MENORAH MEDICAL CENTER Avenue 1. APPLICANT: Hoefer Wysocki Architects, L.L.C., is the applicant for this request. 2. REQUESTED ACTION: The applicant is requesting final

More information

REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 5 PUBLIC HEARING June 12, 2014 To: Members of the Planning and Design Commission Subject: Newman Center Sign (P14-017) A request to construct

More information

F. Driveways. Driveways which provide access to off-street parking or loading from public streets shall comply with the following:

F. 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 information

Planning Commission Staff Report June 5, 2008

Planning 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 information

GRAND COUNTY Planning Commission April 27, :00 P.M. Regular Meeting GRAND CENTER North End Meeting Room 182 No. 500 W.

GRAND COUNTY Planning Commission April 27, :00 P.M. Regular Meeting GRAND CENTER North End Meeting Room 182 No. 500 W. Type of Meeting: Facilitator: Attendees: Regular Meeting Dave Tubbs, Chair GRAND COUNTY Planning Commission April 27, 2016 6:00 P.M. Regular Meeting GRAND CENTER North End Meeting Room 182 No. 500 W.,

More information

4 Residential and Urban Living Zones

4 Residential and Urban Living Zones 4 Residential and Urban Living Zones Refer to Chapters 11 to 20 for additional rules that may apply to these zones. 4.1 OBJECTIVES AND POLICIES Objective Res1 Policy 1 Policy 2 Policy 3 Policy 4 Policy

More information