Staff Planner Ashby Moss

Size: px
Start display at page:

Download "Staff Planner Ashby Moss"

Transcription

1 Applicant & Property Owner Public Hearing June 13, 2018 City Council Election District Beach Agenda Item 5 Request Special Exception for Alternative Compliance (Build-to requirement in Oceanfront Resort District Form-Based Code) Staff Recommendation Approval Staff Planner Ashby Moss Location South of 19th Street & east of N. Birdneck Road, extending south to 17th Street & east to just beyond Parks Avenue GPINs , , , , Site Size +/- 40 acres AICUZ db DNL Watershed Chesapeake Bay Existing Land Use and Zoning District Parking lots and vacant land / OR Surrounding Land Uses and Zoning Districts North Virginia Beach Convention Center, hotel, apartments, fast food restaurant / OR Oceanfront Resort, A-36 Apartment, RT-3 Resort Tourist South Commercial uses, bulk storage, mobile home park / B-2 Community Business, A-12 Apartment, RT-3 Resort Tourist East Virginia Beach Police, Fire & EMS Stations, commercial strip center / OR Oceanfront Resort West Church, auto repair / OR Oceanfront Resort Page 1

2 Background and Summary of Proposal The request for a Special Exception for Alternative Compliance is to develop a Sports Center building complex and surrounding surface parking lots totaling 1,110 parking spaces. The proposed site layout does not meet the Oceanfront Resort District Form-Based Code's build-to requirement for a Civic Building type on a Gateway frontage. The prescribed form requires a building to be placed between 5 and 35 feet from the right-of-way (the build-to zone) along at least 50% of the site's street frontage. Since the proposed building footprint is entirely outside of the build-to zone, a Special Exception for Alternative Compliance is needed. The proposed Sports Center will attract multiple sports-tourism events that the City has not been able to compete for in the past. Two primary facilities have been designed to house a variety of sports including basketball, volleyball, wrestling, gymnastics, cheer, field hockey and indoor track. The indoor track facility will be designed to current NCAA indoor track & field standards and includes over 4,400 spectator seats. The courts facility includes areas for spectator seating along with a mezzanine that includes seating and camping areas for teams. The complex has a kitchen and dining areas easily accessible between the courts and the track along with a training room, team meeting rooms, areas for coaches and recruiters, building administration and other support areas. The total floor area of the facility is approximately 285,000 square feet on a footprint of approximately 245,000 square feet. The maximum building height reaches 55 feet at the two ridges, while typical wall heights are approximately 35 feet. To reduce the scale of the building perimeter, the complex is separated into two primary forms housing the competition courts and the track with lower spaces between and around the two forms housing support facilities. These forms have been strategically oriented around the adjacent water feature with the main entry to the facility accessed from 19th Street via a 30,000 square foot plaza overlooking the water feature. This strategy is inviting to visitors from all sides of the facility and encourages use of the parking to the west of the Center. The exterior building materials include three colors of silver/gray metal panels and glass along with translucent polycarbonate panels. Each material has been selected to complement the materials of the adjacent Convention Center while providing a durable, functional cladding for the facility. Additional site features such as wood decking at the main entrance, bollards and pedestrian scale lighting have been included to visually connect with the Convention Center. The lobby is open and inviting with views to the adjacent water feature and the entry plaza area. Alternative Compliance to the Oceanfront Resort District (ORD) The Form-Based Code (FBC) is the zoning regulation for land use and development in the ORD, which prescribes specific building and design forms (i.e., build-to, transparency, height, setbacks, etc.). There are, however, two other sets of provisions under which property may be developed that provide greater flexibility as necessary. The first is the Optional Forms of Development (OFD), which is a by-right option administered by the City Staff that can be applied when the purpose of a prescribed form is fulfilled to an equal or greater degree by a different design solution. The second is Alternative Compliance (AC), which requires approval by the City Council in the form of a Special Exception. As the granting of a Special Exception by the City Council is a legislative act, Alternative Compliance allows for an even higher degree of flexibility than the Optional Forms of Development. Section of the FBC provides the Review Standards for these applications: A. Applications for Alternative Compliance shall be evaluated for consistency with the following standards, and the City Council, in deciding whether to allow Alternative Compliance, shall consider the extent to which the proposed development, taken as a whole: Page 2

3 1. Advances the stated goals and objectives of the Resort Area Strategic Action Plan and this Code, and specifically, the extent to which the proposed development: a. Promotes modes of transportation other than the automobile, including walking and transit; b. Creates a built environment that is in scale with pedestrian-oriented activities and provides visual interest and orientation for pedestrians; and c. Contributes to a mix of uses in the area that are compatible with each other and work together to create a memorable and successful place. 2. Is consistent with the intent of the regulations applicable to the street frontage in which it is located, as set forth in Sec. 2.1 of this code; 3. Is physically and functionally integrated with the built environment in which it is located; and 4. Advances the goals and objectives of the parking strategy for the District. B. The City Council shall also consider the potential impacts of the proposed deviation on surrounding properties and the extent to which any adverse impacts from such deviation can be mitigated Zoning History # Request 1 ALT (Arena) Approved 03/17/ MEV (Signs) Approved 03/17/ STC (Jefferson Avenue) Approved 10/04/ STC (Monroe Avenue) Approved 10/04/ STC (Washington Avenue) Approved 10/04/ STC (Norfolk Place) Approved 10/04/ STC (alley east and west of Parks Avenue between 18th St and 19th St) Approved 10/04/ STC (Parks Avenue) Approved 10/04/ CUP (church-expand parking lot) Approved 12/03/ STC (alley between Virginia Beach Blvd and 18th St) Approved 01/12/ REZ (RT-3 to A-36) Approved 09/28/1999 CUP Conditional Use Permit REZ Rezoning CRZ Conditional Rezoning Application Types MOD Modification of Conditions or Proffers NON Nonconforming Use STC Street Closure FVR Floodplain Variance ALT Alternative Compliance SVR Subdivision Variance Evaluation and Recommendation The Oceanfront Resort District Form-Based Code regulates the use and development of land through a system of Street Frontages and Building Types. The streets surrounding the subject site are classified as Gateway Street Frontages, which permit the Civic Building building type that is proposed. However, the proposed building will not meet the Build-To building placement requirements for Civic Buildings, which require building(s) to be placed within 35 feet of each right-of-way and to occupy at least 50 percent of the street frontage. Therefore, this proposal requires City Council approval of a Special Exception for Alternative Compliance. Page 3

4 As noted in the Background section of this report, Section of the FBC provides the Review Standards for Alternative Compliance applications, noting that the City Council shall consider the extent to which the proposed development, taken as a whole, satisfies the standards. Each of those standards is listed below, with a Staff comment pertaining to the degree to which the applicant s proposal meets each: Advances the stated goals and objectives of the Resort Area Strategic Action Plan and this Code, and specifically, the extent to which the proposed development: Promotes modes of transportation other than the automobile, including walking and transit. Staff Comments: This site will include an enhanced internal multi-purpose path and internal sidewalks linking the building's entrances to the exterior sidewalk and street network. Existing HRT bus stops on 17th Street/Virginia Beach Boulevard will be improved with a concrete pad for a future shelter. Sidewalks will be added where gaps currently exist along the perimeter streets. Bicycle parking and drop-off areas for ride-sharing services will be provided near building entrances. Creates a built environment that is in scale with pedestrian-oriented activities and provides visual interest and orientation for pedestrians. Staff Comments: Enhanced pedestrian pathways will interconnect and integrate the Sports Center with the pedestrian plaza, Veterans Memorial, and Convention Center to create a vibrant and inviting community space. Contributes to a mix of uses in the area that are compatible with each other and work together to create a memorable and successful place. Staff Comments: The Sports Center will provide a new facility properly equipped to handle the many sporting events and competitions that are already being held at the Convention Center plus new sporting events requiring specialized facilities that are currently not available. This will open up opportunities for more traditional events at the Convention Center, all of which will enliven this anchor of the Central Beach District. Both entities will work together to share parking and coordinate events to improve the visitor experience at both facilities. Is consistent with the intent of the regulations applicable to the street frontage in which it is located, as set forth in Sec. 2.1 of this code. Staff Comments: The site is bordered by the Gateway frontage type, which is the Oceanfront Resort District's most automobile-oriented frontage intended to carry the heaviest volumes of vehicular traffic through the district. This is consistent with the proposed use, which will draw visitors arriving predominately by automobiles. Is physically and functionally integrated with the built environment in which it is located. Staff Comments: As another large venue building, the proposed Sports Center is compatible with the Convention Center both in scale and use. The two buildings are offset just enough to improve the sense of place without overpowering the site in one location. Similarly designed outdoor amenity spaces and pedestrian paths tie the two facilities together. Advances the goals and objectives of the parking strategy for the District. Staff Comments: The 1,110 surface parking spaces included with the Sports Center project combined with the remaining Convention Center spaces total 2,463 spaces. This shared resource provides a significant contribution to the City's parking inventory. In addition to supporting Sports Center and Convention Center events, the parking areas also offer an opportunity for satellite parking during special events at the oceanfront that do not conflict with Sports Center/Convention Center events. In addition, the site will accommodate alternative modes of transportation, including pedestrians, bikes, buses, and ride-sharing services. The City Council shall also consider the potential impacts of the proposed deviation on surrounding properties and the extent to which any adverse impacts from such deviation can be mitigated. Staff Comments: The proposed deviation from the FBC is the absence of buildings within the build-to zone on the various street frontages. The purpose of the build-to requirement is to activate the street frontage by locating building facades close to the street, thereby providing an interesting, pedestrian-oriented streetscape (p. 7-4 ORDFBC). Deviating from this requirement does not adversely impact surrounding properties due to the level of activity that will be generated by the Sports Center programming and facilities. The Sports Center will draw visitors year round, Page 4

5 directly addressing one of the most challenging goals of the Resort Area Strategic Action Plan. The code deviation is further mitigated by new and refreshed outdoor amenity spaces throughout the site and generous landscape buffers between the parking lots and streets. Based on the conclusion that the proposed use and associated structures satisfy the standards above to the greatest extent possible, Staff recommends approval of this Special Exception for Alternative Compliance to the Form-Based Code. Comprehensive Plan Recommendations The Resort Area Strategic Action Plan (RASAP), adopted in December 2008, is the guiding planning policy for land use and development in the Oceanfront Resort District. The Resort Area is recognized as an area where revitalization efforts have and continue to transform the Resort Area into a major activity center, strengthen neighborhoods and increase economic growth. The RASAP recommends creating great districts with distinctive identities, improving transit and pedestrian connections between destinations, creating a transition from the resort to the neighborhoods, and continuing to focus on achieving a year-round resort. The RASAP also calls for a district parking strategy with centralized and shared parking to alleviate growing traffic demand, reduce surface parking, and concentrate traffic flow. Traffic Impacts Street Name Present Volume Present Capacity Generated Traffic 19th Street (Four-lane undivided minor urban arterial) Virginia Beach Boulevard (Four-lane undivided minor urban arterial) Parks Avenue (Four-lane undivided collector) Birdneck Road (Four-lane divided minor urban arterial) 1 Average Daily Trips 4,827 ADT 1 14,800 ADT 1 (LOS 4 C ) 22,800 ADT 1 (LOS 4 D ) 10,412 ADT 1 14,800 ADT 1 (LOS 4 C ) 22,800 ADT 1 (LOS 4 D ) 1,392 ADT 1 13,100 ADT 1 (LOS 4 C ) 20,700 ADT 1 (LOS 4 D ) 14,800 ADT 1 (LOS 4 C ) 33,668 ADT 1 22,800 ADT 1 (LOS 4 D ) 27,400 ADT 1 (LOS 4 E ) 2 3 as defined by parking lot as defined by Sports Center (not to support Convention included in ITE Manual) Center Existing Land Use 2 0 ADT Proposed Land Use 3 - unknown ADT 4 LOS = Level of Service Master Transportation Plan (MTP) and Capital Improvement Program (CIP) 19th Street in the vicinity of this application is considered a four-lane undivided minor urban arterial. The existing infrastructure currently resides in an 80-foot & variable width right-of-way. It is not included in the current MTP. Currently, this segment of roadway is functioning under capacity at a Level of Service C or better. Virginia Beach Boulevard in the vicinity of this application is considered a four-lane undivided minor urban arterial. The existing infrastructure currently resides in a variable width right-of-way. The MTP proposes a four-lane facility within a 145-foot right-of-way. Currently, this segment of roadway is functioning under capacity at a Level of Service C or better. Parks Avenue in the vicinity of this application is considered a four-lane undivided collector. The existing infrastructure currently resides in a 60-foot right-of-way. It is not included in the current Master Transportation Plan. Currently, this segment of roadway is functioning under capacity at a Level of Service A. Page 5

6 Birdneck Road in the vicinity of this application is considered a four-lane divided minor urban arterial. The existing infrastructure currently resides in a variable width right-of-way. The MTP proposes a six-lane facility within a 165-foot right-of-way. Currently, this segment of roadway is functioning over capacity at a Level of Service F. There are no roadway CIP projects slated for the immediate area surrounding the Sport Center. Public Utility Impacts Water This site is currently connected to City water. There are several City water mains along the streets surrounding the subject site. The existing infrastructure has adequate capacity to serve the proposed Sports Center. Sewer This site is currently connected to City sanitary sewer. Pump Station #114 is the receiving sanitary sewer pump station for this site. There is a City sewer main along 19th Street fronting the subject site. The existing infrastructure has adequate capacity to serve the proposed Sports Center. Page 6

7 Proposed Site Layout Page 7

8 Proposed Site Layout Page 8

9 Proposed Elevations Page 9

10 Proposed Elevations Page 10

11 Site Aerial Page 11

12 Disclosure Statement Page 12

13 Disclosure Statement Page 13

14 Disclosure Statement Page 14

15 Disclosure Statement Hanbury MEB General Contractors Clark Nexsen Page 15

16 Disclosure Statement Page 16

Request Alternative Compliance to the prescribed criteria of the Oceanfront Resort District Form- Based Code. Staff Recommendation Approval

Request Alternative Compliance to the prescribed criteria of the Oceanfront Resort District Form- Based Code. Staff Recommendation Approval Applicant Property Owner Steven H. Murden Public Hearing June 14, 2017 City Council Election District Beach Agenda Item 8 Request Alternative Compliance to the prescribed criteria of the Oceanfront Resort

More information

Request Alternative Compliance (Commercial Parking Lot in Restricted Area) Staff Recommendation Approval. Staff Planner Ashby Moss

Request Alternative Compliance (Commercial Parking Lot in Restricted Area) Staff Recommendation Approval. Staff Planner Ashby Moss Applicant Property Owners Pacific Avenue West, LLC Public Hearing April 11, 2018 City Council Election District Beach Agenda Item 2 Request Alternative Compliance (Commercial Parking Lot in Restricted

More information

Request Alternative Compliance to the prescribed criteria of the Oceanfront Resort District Form-Based Code. Staff Recommendation Approval

Request Alternative Compliance to the prescribed criteria of the Oceanfront Resort District Form-Based Code. Staff Recommendation Approval Applicant & Property Owner Public Hearing February 8, 2017 City Council Election District Beach Agenda Item D1 Request Alternative Compliance to the prescribed criteria of the Oceanfront Resort District

More information

Request Conditional Rezoning (R-10 Residential & I-1 Light Industrial to Conditional I-1 Light Industrial) Staff Recommendation Approval

Request Conditional Rezoning (R-10 Residential & I-1 Light Industrial to Conditional I-1 Light Industrial) Staff Recommendation Approval Applicant & Property Owner Public Hearing January 9, 2019 City Council Election District Beach Agenda Item 1 Request Conditional Rezoning (R-10 Residential & I-1 Light Industrial to Conditional I-1 Light

More information

Request Alternative Compliance to the prescribed criteria of the Oceanfront Resort District Form-Based Code. Staff Planner Kristine Gay

Request Alternative Compliance to the prescribed criteria of the Oceanfront Resort District Form-Based Code. Staff Planner Kristine Gay Applicant/Owner Ocean Rental Properties, LLC Public Hearing April 13, 2016 City Council Election District Beach Agenda Item 1 Request Alternative Compliance to the prescribed criteria of the Oceanfront

More information

Request Conditional Rezoning (R-15 Residential to Conditional A-24 Apartment) Staff Recommendation Approval. Staff Planner Jimmy McNamara

Request Conditional Rezoning (R-15 Residential to Conditional A-24 Apartment) Staff Recommendation Approval. Staff Planner Jimmy McNamara Applicant Franklin Johnston Group Management & Development, LLC Property Owner Virginia Wesleyan College Public Hearing July 12, 2017 City Council Election District Bayside Agenda Item 3 Request Conditional

More information

Request Modification of Proffers Approved by City Council on May 8, 2012 Modification of Conditions (Mini- Warehouse) Staff Recommendation Approval

Request Modification of Proffers Approved by City Council on May 8, 2012 Modification of Conditions (Mini- Warehouse) Staff Recommendation Approval Applicant & Property Owner Salem Lakes Storage, LLC, a VA Limited Liability Company Public Hearing February 8, 2017 City Council Election District Centerville Agenda Item 4 Request Modification of Proffers

More information

Agenda Item. Applicant Logan Virginia Properties, LLC Property Owners Byler Azalea, LLC & Gateway Free Will Baptist Chuch

Agenda Item. Applicant Logan Virginia Properties, LLC Property Owners Byler Azalea, LLC & Gateway Free Will Baptist Chuch Applicant Property Owners Byler Azalea, LLC & Gateway Free Will Baptist Chuch Public Hearing March 14, 2018 City Council Election District Kempsville Agenda Item 6 Request Conditional Rezoning (B-2 Community

More information

Request Conditional Use Permit (Bulk Storage Yard) Staff Planner Kevin Kemp

Request Conditional Use Permit (Bulk Storage Yard) Staff Planner Kevin Kemp Applicant & Property Owner Public Hearing June 8, 2016 City Council Election District Beach Agenda Item 5 Request Conditional Use Permit (Bulk Storage Yard) Staff Planner Kevin Kemp Location 657 Phoenix

More information

Request Conditional Use Permit (Automobile Service Station) Staff Recommendation Approval. Staff Planner Bill Landfair

Request 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 information

Request Modification of Conditions (Automobile Service Station) Staff Recommendation Approval. Staff Planner Jimmy McNamara

Request Modification of Conditions (Automobile Service Station) Staff Recommendation Approval. Staff Planner Jimmy McNamara Applicant Larae Tucker Property Owner Doswell Ventures, LLC Public Hearing May 10, 2017 City Council Election District Princess Anne Agenda Item 3 Request Modification of Conditions (Automobile Service

More information

Request Conditional Use Permit (Automobile Repair Garage) Staff Planner Kevin Kemp

Request Conditional Use Permit (Automobile Repair Garage) Staff Planner Kevin Kemp Request Conditional Use Permit (Automobile Repair Garage) Staff Planner Kevin Kemp Location 845 Lynnhaven Parkway GPIN 14963473030000 Election District Rose Hall Site Size 0.40 acre portion of a 6.35 acre

More information

Request Modification of Conditions (Conditional Use Permit for a Church approved by City Council in 1989 & modified in 1990, 2010, and 2014)

Request Modification of Conditions (Conditional Use Permit for a Church approved by City Council in 1989 & modified in 1990, 2010, and 2014) Applicant Property Owner Catholic Diocese of Richmond Public Hearing June 13, 2018 (Deferred by Planning Commission, May 9, 2018) City Council Election District Princess Anne Agenda Item D3 Request Modification

More information

Request Alternative Compliance (Section of the Oceanfront Resort District Form-Based Code) Staff Recommendation Approval

Request Alternative Compliance (Section of the Oceanfront Resort District Form-Based Code) Staff Recommendation Approval Applicant 27 ½ Street Garage, LLC Property Owner 27th Street Hotel Associates, LLC Public Hearing September 12, 2018 City Council Election District Beach Agenda Item D2 Request Alternative Compliance (Section

More information

8 October 14, 2015 Public Hearing

8 October 14, 2015 Public Hearing 8 October 14, 2015 Public Hearing APPLICANT & PROPERTY OWNER: PRICE S HOLDINGS, LLC STAFF PLANNER: Karen Lasley REQUEST: A. Conditional Use Permit (Automobile Repair Garage) B. Change in Nonconforming

More information

Staff Planner Ashby Moss. Location 4752 Virginia Beach Boulevard GPIN Site Size acres AICUZ Less than 65 db DNL

Staff Planner Ashby Moss. Location 4752 Virginia Beach Boulevard GPIN Site Size acres AICUZ Less than 65 db DNL Applicant Property Owner POP Steakhouse, LLC Public Hearing November 9, 2016 City Council Election District Bayside Agenda Item 1 Request Alternative Compliance Special Exception for Alternative Compliance

More information

Request Conditional Use Permit (Car Wash Facility) Staff Recommendation Approval. Staff Planner Jonathan Sanders

Request Conditional Use Permit (Car Wash Facility) Staff Recommendation Approval. Staff Planner Jonathan Sanders Applicant Property Owner SunTrust Bank Public Hearing October 10, 2018 City Council Election District Princess Anne Agenda Item 2 Request Conditional Use Permit (Car Wash Facility) Staff Recommendation

More information

Request Conditional Rezoning (R-15 Residential to Conditional B-2 Community Business) Staff Planner Kevin Kemp

Request Conditional Rezoning (R-15 Residential to Conditional B-2 Community Business) Staff Planner Kevin Kemp Applicant Property Owner Three Five Ministries, Inc. Public Hearing May 11, 2016 City Council Election District Lynnhaven Agenda Item 4 Request Conditional Rezoning (R-15 Residential to Conditional B-2

More information

Request Change in Nonconformity. Staff Recommendation Approval. Staff Planner Jonathan Sanders

Request Change in Nonconformity. Staff Recommendation Approval. Staff Planner Jonathan Sanders Applicant & Owner Public Hearing April 11, 2018 City Council Election District Beach Agenda Item 5 Request Change in Nonconformity Staff Recommendation Approval Staff Planner Jonathan Sanders Location

More information

12 January 12, 2011 Public Hearing APPLICANT: TAILWIND DEVELOPMENT GROUP,LLC PROPERTY OWNER: CITY OF VIRGINIA BEACH

12 January 12, 2011 Public Hearing APPLICANT: TAILWIND DEVELOPMENT GROUP,LLC PROPERTY OWNER: CITY OF VIRGINIA BEACH 12 January 12, 2011 Public Hearing APPLICANT: TAILWIND DEVELOPMENT GROUP,LLC PROPERTY OWNER: CITY OF VIRGINIA BEACH STAFF PLANNER: Faith Christie REQUEST: Conditional Change of Zoning (from PD-H1 Planned

More information

5 May 9, 2012 Public Hearing APPLICANT: MICHAEL H. NORMENT

5 May 9, 2012 Public Hearing APPLICANT: MICHAEL H. NORMENT 5 May 9, 2012 Public Hearing APPLICANT: MICHAEL H. NORMENT PROPERTY OWNER: JOAN DALIS REQUEST: Conditional Use Permit (Commercial Parking Lot) STAFF PLANNER: Faith Christie ADDRESS / DESCRIPTION: 3233

More information

D1 September 11, 2013 Public Hearing APPLICANT:

D1 September 11, 2013 Public Hearing APPLICANT: D1 September 11, 2013 Public Hearing APPLICANT: BEACH MUNICIPAL FEDERAL CREDIT UNION PROPERTY OWNER: SISTERS II, LLC STAFF PLANNER: Karen Prochilo REQUEST: Conditional Change of Zoning (AG-2 Agriculture

More information

10 October 14, 2015 Public Hearing

10 October 14, 2015 Public Hearing 10 October 14, 2015 Public Hearing APPLICANT: PROPERTY OWNER: VIRGINIA BEACH BEACON BAPTIST CHURCH STAFF PLANNER: Stephen J. White REQUESTS: A. Change of Zoning (R-20 Residential District to Conditional

More information

14 October 10, 2012 Public Hearing APPLICANT: MPB, INC

14 October 10, 2012 Public Hearing APPLICANT: MPB, INC 14 October 10, 2012 Public Hearing APPLICANT: MPB, INC PROPERTY OWNER: MUNDEN & ASSOCIATES, LP STAFF PLANNER: Karen Prochilo REQUEST: Conditional Change of Zoning (AG-1 & AG-2 to Conditional O-2) ADDRESS

More information

Request Conditional Use Permit (Religious Use) Staff Recommendation Approval. Staff Planner Jonathan Sanders

Request Conditional Use Permit (Religious Use) Staff Recommendation Approval. Staff Planner Jonathan Sanders Applicant & Owner Public Hearing February 14, 2018 City Council Election District Bayside Agenda Item 3 Request Conditional Use Permit (Religious Use) Staff Recommendation Approval Staff Planner Jonathan

More information

3 November 10, 2010 Public Hearing APPLICANT AND PROPERTY OWNER :

3 November 10, 2010 Public Hearing APPLICANT AND PROPERTY OWNER : 3 November 10, 2010 Public Hearing APPLICANT AND PROPERTY OWNER : TRUSTEES OF ST. ANDREWS UNITED METHODIST CHURCH STAFF PLANNER: Faith Christie REQUEST: Modification of a Conditional Use Permit for a church

More information

Staff Planner Jimmy McNamara. Location 2641 Princess Anne Road GPIN Site Size 10.8 acres AICUZ Less than 65 db DNL

Staff Planner Jimmy McNamara. Location 2641 Princess Anne Road GPIN Site Size 10.8 acres AICUZ Less than 65 db DNL Applicant & Property Owner Public Hearing July 13, 2016 City Council Election District Princess Anne Agenda Item 4 Request Modification of Conditions (Conditional Use Permit approved by City Council on

More information

BACKGROUND / DETAILS OF PROPOSAL

BACKGROUND / DETAILS OF PROPOSAL 8 APPLICANT AND OWNER: MISSION ENTERPRISES, L.L.C STAFF PLANNER: Kristine Gay REQUEST: Conditional Use Permit ( Eating and Drinking Establishment within 100 of Protected District ) ADDRESS / DESCRIPTION:

More information

2 January 14, 2015 Public Hearing

2 January 14, 2015 Public Hearing 2 January 14, 2015 Public Hearing APPLICANT & PROPERTY OWNER: PEMBROKE SQUARE ASSOCIATES, LLC STAFF PLANNER: Kevin Kemp REQUEST: Conditional Use Permit (Indoor Commercial Recreation Facility) ADDRESS /

More information

ELECTION DISTRICT: PRINCESS ANNE

ELECTION DISTRICT: PRINCESS ANNE D3 April 10, 2013 Public Hearing APPLICANT: HOLLOMON- BROWN FUNERAL HOME, INC. PROPERTY OWNER: HOLLOMON- BROWN FUNERAL HOME, INC. & TIDEWATER CEMETERY CORP. STAFF PLANNER: Karen Prochilo REQUEST: Conditional

More information

Request Major Retail Venue Signage Permit. Staff Recommendation Approval. Staff Planner Kevin Kemp

Request Major Retail Venue Signage Permit. Staff Recommendation Approval. Staff Planner Kevin Kemp Applicant & Owner Public Hearing January 10, 2018 City Council Election District Rose Hall Agenda Item 7 Request Major Retail Venue Signage Permit Staff Recommendation Approval Staff Planner Kevin Kemp

More information

D3 January 14, 2015 Public Hearing

D3 January 14, 2015 Public Hearing D3 January 14, 2015 Public Hearing APPLICANT: DONALD J. BOUCHER, JR. PROPERTY OWNER: D.J.B. SERVICE CENTER, LLC STAFF PLANNER: Kristine Gay REQUEST: A. Conditional Change of Zoning (I-1 to B-2) B. Conditional

More information

Request Modification of Conditions of a Conditional Use Permit approved October 14, Staff Recommendation Approval. Staff Planner Stephen White

Request Modification of Conditions of a Conditional Use Permit approved October 14, Staff Recommendation Approval. Staff Planner Stephen White Applicant Property Owner Public Hearing September 13, 2017 City Council Election District Lynnhaven Agenda Item 3 Request Modification of Conditions of a Conditional Use Permit approved October 14, 2003.

More information

6 November 10, 2010 Public Hearing APPLICANT: ZION TEMPLE MINISTRIES COGIC

6 November 10, 2010 Public Hearing APPLICANT: ZION TEMPLE MINISTRIES COGIC REQUEST: Conditional Use Permit (religious use) 6 November 10, 2010 Public Hearing APPLICANT: ZION TEMPLE MINISTRIES COGIC PROPERTY OWNER: PHYLLIS A. & ERNEST L. HUDSON TRUST STAFF PLANNER: Karen Prochilo

More information

8 February 9, 2011 Public Hearing APPLICANT: 7-ELEVEN, INC.

8 February 9, 2011 Public Hearing APPLICANT: 7-ELEVEN, INC. . 8 February 9, 2011 Public Hearing APPLICANT: REQUEST: Conditional Use Permit for an automobile service station with a convenience store ADDRESS / DESCRIPTION: 2448 Nimmo Parkway PROPERTY OWNER: COURTHOUSE

More information

2 January 9, 2013 Public Hearing APPLICANT: BURNETTE DEVELOPMENT, LLC

2 January 9, 2013 Public Hearing APPLICANT: BURNETTE DEVELOPMENT, LLC 2 January 9, 2013 Public Hearing APPLICANT: BURNETTE DEVELOPMENT, LLC PROPERTY OWNER: PARETTA D MUDD REQUEST: Conditional Use Permit (Mini-Warehouse / Self-Storage Facility) STAFF PLANNER: Faith Christie

More information

18 May 9, 2012 Public Hearing APPLICANT: BOUNCE HOUSE, LLC

18 May 9, 2012 Public Hearing APPLICANT: BOUNCE HOUSE, LLC 18 May 9, 2012 Public Hearing APPLICANT: BOUNCE HOUSE, LLC PROPERTY OWNER: MIKE LAGILLIA REQUEST: Conditional Use Permit (outdoor recreation facility) STAFF PLANNER: Ray Odom The applicant is requesting

More information

14 April 9, 2014 Public Hearing

14 April 9, 2014 Public Hearing 14 April 9, 2014 Public Hearing APPLICANT: KOCH DEVELOPMENT CO. PROPERTY OWNER: SEA ESCAPE CORPORATION STAFF PLANNER: Kristine Gay REQUEST: A. Special Exception for Alternative Compliance to the Oceanfront

More information

2 August 14, 2013 Public Hearing APPLICANT: CRESCENT COMMUNITY CENTER CORP. PROPERTY OWNER: S. L. ETHERIDGE, LLC

2 August 14, 2013 Public Hearing APPLICANT: CRESCENT COMMUNITY CENTER CORP. PROPERTY OWNER: S. L. ETHERIDGE, LLC 2 August 14, 2013 Public Hearing APPLICANT: CRESCENT COMMUNITY CENTER CORP. PROPERTY OWNER: S. L. ETHERIDGE, LLC REQUEST: Conditional Use Permit (religious use) STAFF PLANNER: Karen Prochilo ADDRESS /

More information

11 March 9, 2011 Public Hearing APPLICANT: BUDDHIST EDUCATION CENTER OF AMERICA DONG HUNG TEMPLE, INC. PROPERTY OWNER: MOY FAMILY, LLC

11 March 9, 2011 Public Hearing APPLICANT: BUDDHIST EDUCATION CENTER OF AMERICA DONG HUNG TEMPLE, INC. PROPERTY OWNER: MOY FAMILY, LLC 11 March 9, 2011 Public Hearing APPLICANT: BUDDHIST EDUCATION CENTER OF AMERICA DONG HUNG TEMPLE, INC. PROPERTY OWNER: MOY FAMILY, LLC REQUEST: Conditional Use Permit for Religious use STAFF PLANNER: Karen

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

7 January 14, 2015 Public Hearing

7 January 14, 2015 Public Hearing 7 January 14, 2015 Public Hearing APPLICANT: CHESAPEAKE BAY DISTILLERY, LLC PROPERTY OWNER: HOTLINE ENTERPRISES, LLC REQUEST: Conditional Use Permit (Craft Distillery) STAFF PLANNER: Graham Owen ADDRESS

More information

4 September 14, 2011 Public Hearing APPLICANT:

4 September 14, 2011 Public Hearing APPLICANT: 4 September 14, 2011 Public Hearing APPLICANT: MID-ATLANTIC AUTO PROPERTY OWNER: KHJ, LLC STAFF PLANNER: Leslie Bonilla REQUEST: Conditional Use Permit (motor vehicle rental, automotive service, and automotive/bulk

More information

7 November 12, 2014 Public Hearing

7 November 12, 2014 Public Hearing 7 November 12, 2014 Public Hearing APPLICANTS & PROPERTY OWNERS: DAVID C. & JUDITH L. MARTIN STAFF PLANNER: Graham Owen REQUEST: Change of Zoning from AG-2 Agricultural to Conditional B-2 Community Business

More information

11 May 9, 2012 Public Hearing APPLICANT: KROGER LIMITED PARTNERSHIP I

11 May 9, 2012 Public Hearing APPLICANT: KROGER LIMITED PARTNERSHIP I REQUEST: Conditional Use Permit (Automobile Service Station (Fuel Sales) ADDRESS / DESCRIPTION: 3901 Holland Drive 11 May 9, 2012 Public Hearing APPLICANT: KROGER LIMITED PARTNERSHIP I PROPERTY OWNER:

More information

7 June 13, 2012 Public Hearing

7 June 13, 2012 Public Hearing 7 June 13, 2012 Public Hearing REQUEST: Conditional Use Permit (Childcare) APPLICANT: BASILEIA EMPOWERING MINISTRIES PROPERTY OWNER: CONNEMARA ASSOCIATES, LLC STAFF PLANNER: Faith Christie ADDRESS / DESCRIPTION:

More information

6 May 14, 2014 Public Hearing

6 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 information

6 March 9, 2011 Public Hearing APPLICANT: OLD DOMINION SOCCER CLUB

6 March 9, 2011 Public Hearing APPLICANT: OLD DOMINION SOCCER CLUB REQUEST: Conditional Use Permit (outdoor recreational facility soccer fields) 6 March 9, 2011 Public Hearing APPLICANT: OLD DOMINION SOCCER CLUB PROPERTY OWNER: CALVARY ASSEMBLY OF GOD STAFF PLANNER: Leslie

More information

12 November 10, 2010 Public Hearing APPLICANT: CHUNMA TAE KWON DO

12 November 10, 2010 Public Hearing APPLICANT: CHUNMA TAE KWON DO 12 November 10, 2010 Public Hearing APPLICANT: CHUNMA TAE KWON DO PROPERTY OWNER: MOUNTAIN VENTURES VIRGINIA BEACH, LLC REQUEST: Conditional Use Permit (indoor recreational facility) STAFF PLANNER: Leslie

More information

2 January 13, 2010 Public Hearing APPLICANT: AUTOBELL CAR WASH, INC

2 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 information

1 June 12, 2013 Public Hearing APPLICANT: TASTE UNLIMITED, L.L.C. PROPERTY OWNER: BAYVILLE FARMS ASSOC., L.C.

1 June 12, 2013 Public Hearing APPLICANT: TASTE UNLIMITED, L.L.C. PROPERTY OWNER: BAYVILLE FARMS ASSOC., L.C. BAYSIDE DISTRICT MAP (not to scale) REQUEST: Conditional Change of Zoning (R7.5 to Conditional B-2) Conditional Use Permit (Open Air Market) 1 June 12, 2013 Public Hearing APPLICANT: TASTE UNLIMITED, L.L.C.

More information

20 November 12, 2014 Public Hearing APPLICANT:

20 November 12, 2014 Public Hearing APPLICANT: 20 November 12, 2014 Public Hearing APPLICANT: PROPERTY OWNER: CITY OF VIRGINIA BEACH CHESAPEAKE BEACH VOLUNTEER FIRE AND RESCUE REQUEST: Conditional Use Permit Craft Brewery STAFF PLANNER: Graham Owen

More information

D2 March 12, 2014 Public Hearing APPLICANT & PROPERTY OWNER:

D2 March 12, 2014 Public Hearing APPLICANT & PROPERTY OWNER: D2 March 12, 2014 Public Hearing APPLICANT & PROPERTY OWNER: NORTHAMPTON EXECUTIVE CENTER, LLC STAFF PLANNER: Carolyn A.K. Smith REQUEST: Conditional Change of Zoning (B-2 Community Business District to

More information

4 February 11, 2015 Public Hearing

4 February 11, 2015 Public Hearing 4 February 11, 2015 Public Hearing APPLICANT: TAKE 5 OIL CHANGE, LLC PROPERTY OWNER: 1928 LASKIN RD, LLC (C/O TERRY VEITH) STAFF PLANNER: Graham Owen REQUEST: Conditional Use Permit (Automobile Repair

More information

6 August 11, 2010 Public Hearing APPLICANT AND PROPERTY OWNER: CAVALIER GOLF AND YACHT CLUB

6 August 11, 2010 Public Hearing APPLICANT AND PROPERTY OWNER: CAVALIER GOLF AND YACHT CLUB 6 August 11, 2010 Public Hearing APPLICANT AND PROPERTY OWNER: CAVALIER GOLF AND YACHT CLUB REQUEST: Conditional Use Permit (outdoor recreational facility) STAFF PLANNER: Faith Christie ADDRESS / DESCRIPTION:

More information

REQUEST: Conditional Change of Zoning (AG-1, B-1,R-15 to Conditional R-7.5)

REQUEST: Conditional Change of Zoning (AG-1, B-1,R-15 to Conditional R-7.5) REQUEST: Conditional Change of Zoning (AG-1, B-1,R-15 to Conditional R-7.5) 26 March 14, 2012 Public Hearing APPLICANT: KROLL ENTERPRISES, INC. PROPERTY OWNER: N&K PROPERTIES, LLC/B&W DEVELOPMENT LLC STAFF

More information

6 July 9, 2014 Public Hearing

6 July 9, 2014 Public Hearing 6 July 9, 2014 Public Hearing APPLICANT: CAMERON JUSTIN MUNDEN PROPERTY OWNER: GRANTED WISH, L.L.C. STAFF PLANNER: Kevin Kemp REQUEST: Conditional Use Permit (Bulk Storage Yard) ADDRESS / DESCRIPTION:

More information

12 February 9, 2011 Public Hearing APPLICANT: WILDLIFE RESPONSE, INC.

12 February 9, 2011 Public Hearing APPLICANT: WILDLIFE RESPONSE, INC. 12 February 9, 2011 Public Hearing APPLICANT: WILDLIFE RESPONSE, INC. PROPERTY OWNER: CITY OF VIRGINIA BEACH REQUEST: Conditional Use Permit (Wildlife Rehabilitation Center) STAFF PLANNER: Karen Prochilo

More information

8 January 9, 2013 Public Hearing APPLICANT & PROPERTY OWNER: TRUSTEES OF FIRST PRESBYTERIAN CHURCH OF VIRGINIA BEACH

8 January 9, 2013 Public Hearing APPLICANT & PROPERTY OWNER: TRUSTEES OF FIRST PRESBYTERIAN CHURCH OF VIRGINIA BEACH 8 January 9, 2013 Public Hearing APPLICANT & PROPERTY OWNER: TRUSTEES OF FIRST PRESBYTERIAN CHURCH OF VIRGINIA BEACH REQUEST: Conditional Use Permit (Columbarium) STAFF PLANNER: Karen Prochilo ADDRESS

More information

7 February 9, 2011 Public Hearing APPLICANT: 7-ELEVEN, INC.

7 February 9, 2011 Public Hearing APPLICANT: 7-ELEVEN, INC. 7 February 9, 2011 Public Hearing APPLICANT: PROPERTY OWNER: COURTHOUSE MARKETPLACE OUTPARCELS, L.L.C. STAFF PLANNER: Faith Christie REQUEST: Modification of Conditional Change of Zoning approved by the

More information

6 November 13, 2013 Public Hearing APPLICANT: CAH HOLDINGS, LLC

6 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 information

11 May 11, 2011 Public Hearing APPLICANT: SUKHWINDER SHINDA BHARIJ

11 May 11, 2011 Public Hearing APPLICANT: SUKHWINDER SHINDA BHARIJ 11 May 11, 2011 Public Hearing APPLICANT: SUKHWINDER SHINDA BHARIJ PROPERTY OWNER: S & J TRUCK TERMINAL, INC. REQUEST: Conditional Use Permit for mini-warehouse STAFF PLANNER: Leslie Bonilla ADDRESS /

More information

Today Land & People. Northeast Nampa Gateway District. Employment. Land Use Characteristics. Demographics. Current Zoning

Today Land & People. Northeast Nampa Gateway District. Employment. Land Use Characteristics. Demographics. Current Zoning Today Land & People Employment Major employers include Saint Alphonsus, the College of Western Idaho, the Auto Mall, Sorrento Lactalis and Walmart. 3,004 jobs in 2010 (COMPASS-CIM 2040 TAZ data) 4,345

More information

3 June 10, 2015 Public Hearing

3 June 10, 2015 Public Hearing 3 June 10, 2015 Public Hearing APPLICANT & PROPERTY OWNERS: DAVID S. & TERESSA A. ITALIANO STAFF PLANNER: Kevin Kemp REQUEST: Conditional Use Permit (bulk storage yard) ADDRESS / DESCRIPTION: 1417 London

More information

7 May 9, 2012 Public Hearing APPLICANT AND PROPERTY OWNER: COASTAL ENTERPRISES, LLC

7 May 9, 2012 Public Hearing APPLICANT AND PROPERTY OWNER: COASTAL ENTERPRISES, LLC 7 May 9, 2012 Public Hearing APPLICANT AND PROPERTY OWNER: COASTAL ENTERPRISES, LLC REQUEST: Variance to Section 5B of the Site Plan Ordinance (Floodplain Regulations) ADDRESS / DESCRIPTION: 601 Sandbridge

More information

URBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville

URBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville URBAN DESIGN BRIEF 2136&2148 Trafalgar Road Town of Oakville Prepared By: METROPOLITAN CONSULTING INC For 2500674 Ontario Inc November 2016 TABLE OF CONTENTS Page No. 1.0 Introduction/Description of Subject

More information

VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT

VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # C-226 Staff Megan Ledbetter Petitioner(s) JBJH Properties, LLC Owner(s) JBJH Properties, LLC Subject Property 5892-49-1766

More information

Chapter Master Planned Communities (MPC) District

Chapter Master Planned Communities (MPC) District Sections 14.53.010 Purpose and Intent 14.53.020 Applicability 14.53.030 Procedure 14.53.040 MPC Standards 14.53.050 Required Findings 14.53.010 Purpose and Intent Chapter 14.53 Master Planned Communities

More information

DRAFT. 10% Common Open Space

DRAFT. 10% Common Open Space % OF CHARLOTTE IS CATEGORIZED AS A. LAND USES : Placeholder map displaying location of Place Type GOALS: Accommodate XX% of future growth. Provide a concentration of primarily commercial and civic activity

More information

ATTACHMENT A. SILVERDALE DESIGN STANDARDS Amendments to the Waaga Way Town Center Chapter

ATTACHMENT A. SILVERDALE DESIGN STANDARDS Amendments to the Waaga Way Town Center Chapter ATTACHMENT A SILVERDALE DESIGN STANDARDS Amendments to the Waaga Way Town Center Chapter Chapter 10. Waaga Way Town Center 10.1 Physical Identity Elements & Opportunities The Waaga Way Town Center includes

More information

BROOKHILL NEIGHBORHOOD MODEL ZONING MAP AMENDMENT PREFACE TO APPLICATION

BROOKHILL NEIGHBORHOOD MODEL ZONING MAP AMENDMENT PREFACE TO APPLICATION BROOKHILL NEIGHBORHOOD MODEL ZONING MAP AMENDMENT PREFACE TO APPLICATION June 15, 2015 Revised: August 1, 2016 I. VISION Brookhill is a proposed community based upon the principles of Albemarle County

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

This Review Is Divided Into Two Phases:

This Review Is Divided Into Two Phases: Semiahmoo Town Centre Review The purpose of this review: To review the Semiahmoo Town Centre Concept Plan, originally approved in 1993, to ensure that this centre will continue to serve the needs of South

More information

COMMUNITY DESIGN. GOAL: Create livable and attractive communities. Intent

COMMUNITY 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 information

5 & 6 September 14, 2011 Public Hearing APPLICANT AND PROPERTY OWNER:

5 & 6 September 14, 2011 Public Hearing APPLICANT AND PROPERTY OWNER: . 5 & 6 September 14, 2011 Public Hearing APPLICANT AND PROPERTY OWNER: OCEAN BREEZE HOLDINGS, LLC STAFF PLANNER: Faith Christie REQUEST: Conditional Change of Zoning (from A12 Apartment District to Conditional

More information

Section 9 NEIGHBORHOOD DESIGN

Section 9 NEIGHBORHOOD DESIGN Section 9 NEIGHBORHOOD DESIGN City of Lancaster Comprehensive Plan D u n k i n, S e f k o & A s s o c i a t e s, I n c. NEIGHBORHOOD DESIGN INTRODUCTION There are many ways in which a neighborhood can

More information

WEST LOOP DESIGN GUIDELINES CHECKLIST

WEST 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 information

A. Background Summary of Existing Challenges and Potential Possibilities. 1. Summary of Existing Assets and Potential Opportunities

A. Background Summary of Existing Challenges and Potential Possibilities. 1. Summary of Existing Assets and Potential Opportunities A. Background 1 A Main Street Master Plan Study was performed and completed in October of 2007. The study was initiated to review current land uses and development patterns along Main Street, from Parrish

More information

ARLINGTON COUNTY, VIRGINIA

ARLINGTON COUNTY, VIRGINIA ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of July 21, 2012 DATE: July 12, 2012 SUBJECT: SP #416 SITE PLAN AMENDMENT to modify condition #6 to eliminate requirement to provide a pedestrian

More information

Policies and Code Intent Sections Related to Town Center

Policies 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 information

FRUITVALE TRANSIT VILLAGE (Phase 2) Residential Project

FRUITVALE TRANSIT VILLAGE (Phase 2) Residential Project FRUITVALE TRANSIT VILLAGE (Phase 2) Residential Project DEVELOPER: SIGNATURE PROPERTIES ARCHITECT: HKIT ARCHITECTS April 23, 2010 TABLE OF CONTENTS 3 Vision 4 Description of Site 5 Guiding Concepts 6

More information

City of Hermosa Beach Administrative Policy #

City of Hermosa Beach Administrative Policy # City of Hermosa Beach Administrative Policy # SUBJECT: Living Streets Policy Date: Approved by: City Council Authority: Public Works Department & Community Development Department Mayor, PURPOSE The City

More information

ORDINANCE AN ORDINANCE TO ADD A NEW SECTION 4.N. IN THE ZONING CODE FOR THE TOWN OF MIDDLETOWN, RELATING TO MIXED-USE DEVELOPMENT

ORDINANCE AN ORDINANCE TO ADD A NEW SECTION 4.N. IN THE ZONING CODE FOR THE TOWN OF MIDDLETOWN, RELATING TO MIXED-USE DEVELOPMENT Introduced: November 5, 2018 Approved: ORDINANCE 18-11-01 AN ORDINANCE TO ADD A NEW SECTION 4.N. IN THE ZONING CODE FOR THE TOWN OF MIDDLETOWN, RELATING TO MIXED-USE DEVELOPMENT BE IT ENACTED BY THE MAYOR

More information

MIDTOWN MIXED-USE VILLAGE. TECHNICAL DATA SHEET COMPONENT C-1 FOR PUBLIC HEARING - PETITION NUMBER Project No RZ1.1. Issued.

MIDTOWN 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 information

Clairtrell Area Context Plan

Clairtrell Area Context Plan Clairtrell Area Context Plan March 2005 Urban Development Services City Planning Contents 1. Introduction... 4 2. Development Structure... 6 2.1 Streets... 7 2.1.1 Sheppard Avenue and Bayview Avenue...

More information

Staff Report to the North Ogden City Planning Commission

Staff Report to the North Ogden City Planning Commission Staff Report to the North Ogden City Planning Commission SYNOPSIS / APPLICATION INFORMATION Application Request: Concept review on a legislative application to rezone land located at approximately 1750

More information

Neighborhood Districts

Neighborhood Districts NEIGHBORHOOD DISTRICTS SEVEN MAIN DISTRICTS Neighborhood Districts While the Development Plan provides a broad-scale overview of the neighborhood, this section focuses on uses and relationships at the

More information

City of Farmington. Downtown Plan. Amendment to the 1998 Master Plan Adopted October 11, 2004

City of Farmington. Downtown Plan. Amendment to the 1998 Master Plan Adopted October 11, 2004 City of Farmington Amendment to the 1998 Master Plan Adopted October 11, 2004 Introduction Planning Background 1 Scope and Components of the Plan Amendment 2 Concept Introduction 3 Plan Concepts 3 Conceptual

More information

Downtown / Ballough Road Redevelopment Board

Downtown / Ballough Road Redevelopment Board Agenda Item 5 CONDITIONAL USE DEV2014-095 Pai in the Sky Downtown / Ballough Road Redevelopment Board Staff Report TO: Downtown / Ballough Road Board Members FROM: Jason Jeffries, Project Manager DATE:

More information

LAND USE AMENDMENT DOWNTOWN COMMERCIAL CORE (WARD 7) MACLEOD TRAIL SE AND 5 AVENUE SE BYLAW 254D2017

LAND USE AMENDMENT DOWNTOWN COMMERCIAL CORE (WARD 7) MACLEOD TRAIL SE AND 5 AVENUE SE BYLAW 254D2017 Page 1 of 10 EXECUTIVE SUMMARY This Land Use Amendment application seeks to redesignate a full downtown block (currently the YWCA site) from a Direct Control based on the CM-2 District (Land Use Bylaw

More information

Tyvola & Archdale Transit Station Area Plan. May 15, 2008

Tyvola & Archdale Transit Station Area Plan. May 15, 2008 Tyvola & Archdale Transit Station Area Plan First Public Meeting May 15, 2008 Presentation Outline 1. Purpose and Process 2. Station Area Overview 3. Plan Recommendations Vision Land Use Transportation

More information

22 February 13, 2013 Public Hearing APPLICANT: MCDONALD GARDEN MARKET, LLC PROPERTY OWNER: SEARS AND ROEBUCK

22 February 13, 2013 Public Hearing APPLICANT: MCDONALD GARDEN MARKET, LLC PROPERTY OWNER: SEARS AND ROEBUCK REQUEST: Conditional Use Permit (Seasonal Garden Market) 22 February 13, 2013 Public Hearing APPLICANT: MCDONALD GARDEN MARKET, LLC PROPERTY OWNER: SEARS AND ROEBUCK STAFF PLANNER: Stephen J. White ADDRESS

More information

SPRINGHILL LAKE TRANSIT VILLAGE

SPRINGHILL LAKE TRANSIT VILLAGE Greenbelt Metro Area Sector Plan - Subarea Design Policies and Guidelines - Springhill Lake Transit Village 113 SPRINGHILL LAKE TRANSIT VILLAGE Residential Neighborhood and Village Center CONCEPT Springhill

More information

3.0 URBAN DESIGN. December 6, OVERVIEW

3.0 URBAN DESIGN. December 6, OVERVIEW Urban Design 3.0 URBAN DESIGN December 6, 2007 3.1 OVERVIEW The highly urban character of Easton Place is defined by the overall design of the community. The following sections provide an overview of the

More information

(APN: );

(APN: ); Gardnerville Town Board AGENDA ACTION SHEET 1. For Possible Action: Discussion to approve, approve with modifications or deny a project review application for Chase Bank located South of Lampe Drive, East

More information

11 October 8, 2014 Public Hearing

11 October 8, 2014 Public Hearing 11 October 8, 2014 Public Hearing APPLICANT: T-MOBILE NORTHEAST, LLC PROPERTY OWNER: DOMINION VIRGINIA POWER STAFF PLANNER: Graham Owen REQUEST: Conditional Use Permit (Wireless Communication Tower) ADDRESS

More information

ARTICLE 13 STREETS General

ARTICLE 13 STREETS General ARTICLE 13 STREETS 13.1 General Streets shall be designed to suit their functions. Many streets have purposes other than vehicular traffic. As an alternative to current N.C. Department of Transportation

More information

VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT. Single Family Residential, Townhomes

VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT. Single Family Residential, Townhomes VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # C-212 Staff Megan Ledbetter Petitioner(s) Peacehaven Development LLC Owner(s) Larry Jarvis, William Alexander and Peacehaven

More information

4. INDUSTRIAL 53 CASTLE ROCK DESIGN

4. INDUSTRIAL 53 CASTLE ROCK DESIGN 4. INDUSTRIAL 53 CASTLE ROCK DESIGN CASTLE ROCK DESIGN 54 4. INDUSTRIAL Overview Well-designed and attractive industrial centers are the product of blending economic realities with both functional and

More information

WASHINGTON COUNTY OREGON

WASHINGTON COUNTY OREGON WASHINGTON COUNTY OREGON July 9, 2009 Revisions to Chapter 2 of the Bethany Community Plan The North Bethany Subarea Plan Exhibit pages 7 and 8 The sections for the Core and Flexible Streets were amended

More information