Re: Thorncreek Commons Commercial Response to Pre-Application Meeting held September 24, 2014 Comments
|
|
- Arnold Watts
- 5 years ago
- Views:
Transcription
1 8/20/2015 Jay Ruchti Senior Planner City Development Department City of Thornton 9500 Civic Center Drive Thornton, CO Re: Thorncreek Commons Commercial Response to Pre-Application Meeting held September 24, 2014 Comments Dear Jay, Responses to the pre-submittal review comments provided on September 24, 2014 are as follows: Current Planning Senior Planner (Jay Ruchti, ) 1. The Property is zoned Business Park (BP) The Property is subject to the use restrictions applicable to the BP Zone District as well as the provisions of the North Washington Overlay District (NOW). The property was approved as a Property of Economic Significant in Development of the site that complies with the BP Zoning District and is consistent with the designation of Gateway Mixed Use in the North Washington Sub Area Plan (NWSP) and the 2012 Comprehensive Plan may follow the administrative development review process Response: The proposal is to provide for a Conceptual Site Plan for the overall site, with landscaping shown for the primary roads, E. 136 Avenue and the internal roadway. Parcels 1-7 will include commercial/retail uses and Parcel 8 is proposed to be occupied by an entertainment center. Separate CSP s will be submitted as each use is finalized. The property is in conformance with the City s Business Park zoning, and Special Use Permits will be applied for (if required) in conjunction with a Conceptual Site Plan for each specific use as it is submitted. Architectural design will be submitted in conjunction with future CSP s. The site is being planned in conformance with the North Washington Overlay District, and details for conformance with the NOW and the City s Commercial Design Standards will be submitted with future CSP s. 2. Applicants that contain uses designated as allowed by Special Use Permit (SUP) may be reviewed administratively as part of the designation as a Project of Economic Significance. Response: Comment acknowledged. See #1. 3. A timeline of the development process was reviewed and I have attached a copy. Applications may be processed congruently to help speed up the entitlement process. Response: Comment acknowledged. 4. The required development applications were discussed. If you elect not to rezone the property then you need to: a. Process a Conceptual Site Plan (CSP) for the property Administrative Review. Response: This application is for a CSP. Rezoning is not planned
2 b. Process Development Permit (DP) Administrative Review. Response: Development Permits will be submitted later. c. Process a Subdivision Plat Amendment (SUBA) to create the lots shown with the submitted layout Administrative Review. Response: A Final Plat (Subdivision Plat Amendment) accompanies this submittal. d. Developer s Agreement (DA) if required Administrative Review. Response: Applicant is ready to begin discussion and coordination with the City on the Development Agreement once the first round of comments is received from the City staff on the application. A Development Agreement will accompany this project as appropriate. e. Civil Construction Drawings (CD) Administrative Review. Response: Comment is noted. 5. If you rezone the property to PD or another commercial zone district you need to: a. Process the rezoning of the property Public Hearing at Council. b. Process a CSP and potentially a Comprehensive Plan Amendment to accommodate the rezoning request Public Hearing at Council. c. Rezoning the property removes the Project of Economic Significance status from the project and requires DP of the lots (development review, of the site plan, landscape and architecture through a Public Hearing process Public Hearing at Development Permit and Appeals Board). d. Process a SUBA to create the lots shown with the submitted layout Administrative Review. e. DA if required Administrative Review. f. CDs - Administrative Review. (A copy of our Comprehensive Plan and North Washington Subarea Plan are available online.) Response: This application is for a CSP and Final Plat (Subdivision Plat Amendment). Rezoning is not planned. 6. A CSP or Overall Development Plan (ODP if rezoned to PD, as part of a rezoning review is required). These documents include: a. Building footprints and parking areas. b. Pedestrian and vehicular ingress and egress. c. Internal circulation. d. Landscaping areas. e. Rights-of-way (ROW). f. Topography. g. Architectural design. h. Preliminary utility and drainage plans as needed. i. Traffic report. Response: This application is for an overall CSP which includes all of the above listed items, with the exception of architectural design which will be submitted as specific users are identified and individual CSP s are submitted for each lot
3 7. Design Standards: a. Commercial developments for projects that are fifteen acres and larger are reviewed under higher standards focusing on human scale, aesthetics and pedestrian amenities. Please refer to our Commercial Design Standards, which is available online. Response: The property is being planned in conformance with the City s Commercial Design Standards and with the North Washington Overlay District provisions. Details for conformance with the NOW and the City s Commercial Design Standards will be submitted in conjunction with future CSP s. b. Review Section for requirements for the (NOW) requirements. This section provides information on prohibited uses and exterior materials that are not allowed within the district. Response: Conformance with the NOW requirements will be provided at the time of submittal of the individual CSP s. c. Public Land Dedications (PLD) as required by Code was satisfied with the initial subdivision of the property. Amenities however consistent with the Design Standards of the Code will be expected with this development. Site amenities such as public art, sculptures, pedestrian amenities, plazas and court yards will be required at time of development. Response: These requirements will be met and details will be provided at the time of future CSP submittals. 8. You need to notify the Mineral Rights Owners of your development prior to the first public hearing and you must attempt to relocate prairie dogs if they occupy the site, and provide a letter documenting your efforts with the Subdivision Plat (SUB), the DP, and the Grading Permit. Response: The applicant owns 50% of the mineral rights and will notify the other 50% owner of the severed mineral rights at the appropriate time in this administrative review process as required by the City. We are proceeding to discuss prairie dog relocation ideas with various contractors and will have a letter documenting our efforts on this to submit with the second round of review. Development Engineering (DE) Project Manager II (Heath Klein, ) 9. Drainage a. Storm water detention and water quality is required. Response: Water quality detention pond is designed, sized, included in the Drainage Report. b. Off-site drainage easements across the adjacent property are needed for direct outfall from facilities to the Big Dry Creek. This outfall will need to meet the Urban Drainage and Flood Control District (UDFCD) requirements. Response: Off-site drainage is directed conveyed to Big Dry Creek via proposed storm sewer network with new drainage easement dedicated (see Final Plat). c. A floodplain Development Permit is required for any constructions within the floodplain boundary
4 d. A storm sewer in 136 th Avenue outfalls to this site. The open drainage ditch south of 136 th Avenue shall be piped. The pipe needs to be located in a drainage easement. Response: Proposed storm pipes are designed to locate within drainage easement. e. A conditional letter of Map Revision/Letter of Map Revision (CLOMR/LOMR) is required for this site to remove the private drive out of the floodplain. Response: CLOMR/LOMR will be submitted in the later submittal. We are in the process of analysis and study. 10. Streets and Access a. If development is to stay with Business Park and only commercial development. The City will not have the roadways be public ROW, rather the network will be private roadways with public access easements over them. Proposed roadways will be private with public access easements b. Construct a continuous land from Interstate 25 to Grant Street. Response: A proposed improvement of the south most lane of E. 136 th Ave designed in CD s set. c. A Traffic Report with a signal warrant analysis is required showing when the intersection of 136 th Avenue and Grant Street will meet warrants. If met as a result of this development, the developer will be responsible for constructing the signal. If the warrant is met at a later date, the Developer is responsible for cash in lieu for half the cost of the signal. Response: Traffic Report will be included with this submittal. d. Existing access of right-in/right-out (Lincoln) and future signalized intersections with Grant Street. City does not support a traffic signal at this location. e. Internal streets/drives shall be designed according to current City standards and specifications. 11. Associated Agreements and Fees a. Reimbursement Agreements (Estimated amount adjusted for today s inflation dollars, will need to be recalculated at time of Plat plus 3 percent administration fee): th Avenue Water & Sewer Reimbursement: if paid 8/2014 (based on a CCI of ) - $107, $63, = $170, Northern Metropolitan District Tap Fee Reimbursement: Contact Lisa Tussing at Required Reports (see project website for report requirements): a. A final Traffic Report is required with the proposed development. Response: A Final Traffic Report will be included in the submittal. b. A Conceptual Utility Plan (at CSP) & Final Utility Report are required with the proposed development. Response: CSP and Final Utility Report area included in this submittal
5 c. A Conceptual Drainage Plan (at CSP) & Final Utility Report are required with the proposed development. Response: A Drainage Plan and Final Utility Report are included in this submittal. 13. Required Involvement from External Agencies: (Note: All submittals intended for the review of these agencies shall be submitted to the City. The City will forward the information directly to the agency when appropriate). a. State Discharge Permit/Storm Water Management Plan Required by State for all new developments over 1 acre. Response: SWMP is included in the CD s submittal. b. Army Corps of Engineers 404 Permit Required when on-site, delineated wetlands are being impacted. c. Colorado Department of Transportation Required for landscape improvements and right-turn lane improvements. d. Urban Drainage and Flood Control District Required for master plan drainage improvements, in order to receive long term maintenance eligibility. A Final Drainage Report as well as drainage map addressed the drainage improvements. Thornton Fire Department (TFD) Fire Protection Engineer (Dan Biro, ) 1. The Fire Department currently enforces the 2012 International Fire Code and locally adopted amendments. 2. Building permits will not be released until approved access roads and fire hydrants are in-service and all fire protection plans have been submitted. Landscape Architect (LA) Sr. Landscape Architect (Heidi Feigal ) 1. The property is subject to landscape guidelines and requirements outlined in the Comprehensive Plan, NWSP, and the Development Code, Commercial Design Guidelines and the Landscape Code. Use these documents as you create your landscape design and guidelines. Feel free to call to discuss any questions as you integrate the landscaping guidelines to fit your project. Response: We will refer to the above landscape documents for creating our landscape design
6 2. The CDOT ROW will be required to be landscaped and irrigated. We are sensitive to the fact that the commercial property will not want to lose visibility so would be flexible on placement of trees. Response: Requirement understood. 3. The developer is responsible for taking over maintenance of the 136 th Avenue ROW landscaping adjacent to this project. Response: Understood and agreed. 4. The Commercial design guidelines require 30 percent landscape area for commercial sites 15 acres and over. Hardscape plazas that have landscape planters, seating, tree grates, play areas etc. may qualify towards meeting a portion of this requirement. Response: The development overall will meet the 30% landscape area. A note has been added to the landscape sheets. 5. Parking lots with over 50 spaces require ten percent of the parking stall square footage as parking lot island square footage (9 x 18 x number of parking stalls x ten percent = the minimum planted parking lot island square footage). Response: Noted 6. A regional Trail is required to be built from where the existing Regional Trail comes under I-25 on the City golf course north to the existing underpass under 136 th Avenue. A connection up to 136 th is also required. The bridge over the Big Dry Creek will need to meet City Parks requirements and will be maintained by the City. Response: A regional trail will be provided along I-25 and connect to the south via a bridge over Big Dry Creek. 7. Pedestrian Bridge a. Minimum 12-foot width (ten-foot trail width with two feet extra for vehicles). b. Concrete decking using bicycle-safe expansion joints. c. Railings minimum 42 inches high. d. 25-foot straight approach distance as possible. e. Trail lighting as safety requires. f. Visit Excel Bridges at and Continental Bridge at for examples. 8. The City requires separate irrigation construction plans, prepared by a qualified professional and be submitted to the Landscape Architects for review with the CDs (usually not with the first Civil submittal but after the DP landscaping is close to final plans. 9. Multiple Lot commercial developments require a separate irrigation meter(s) for the common landscaping. The City will allow the commercial pad sites to use the building s domestic meter to irrigate the landscaping on the individual lot
7 10. A Business Owners Association or equivalent needs to be created at the time of the SUBA to assure that common area and ROW landscaping, snow plowing, detention pond maintenance and other common maintenance is performed regularly in the overall development. Response: An association is proposed to be created and legal work to create it will start during the review of our application. 11. The overall site cannot exceed a Moderate water-demand as defined in the Code. Specific types of landscape areas such as the back-of-curb, detention ponds, native areas and parking lot islands cannot exceed a Low water demand. Only plants chosen from the Low and Ultra Low City plant list (on City Website) can be used in rock mulch. Response: Understood. 12. If tree grates are used, they are required to be a minimum of 35 square feet of area. The back-of-curb must be a minimum of six feet wide to be planted with trees and or sod. Response: Understood. 13. Loading, trash areas and utility boxes are required to be screened to the best extent possible. Response: Understood. 14. The Certificate of Occupation (C.O.) will not be issued for any new building until the landscaping is installed. If weather does not allow landscape installation at the time of the C.O., a cash surety is required (150 percent of the cost of landscaping and irrigation). Response: Understood. 15. The CSP (or ODP) requires a very simple landscape plan that shows conceptual turf, shrub beds and some of the tree locations. Plant material should not be identified; just symbols should be used on the plan. The following notes should be used on the Conceptual Landscape Plan. a. Statement that Design shown is conceptual. Actual design will be determined at the time of the Development Permit. b. Statement that The landscaping will be designed to the City Code water-wise principles. c. Statement that unless provided by a Business or Home Owners Association all right-of-way landscaping and snow removal is the responsibility of the owner or assigns of the adjacent property. Response: The notes have been added to the landscape sheets of the CSP. 16. The applicants are encouraged to review Sec. 800 of the Standards and Specifications, and City Code Chapter 18, Division 9 for more landscaping information. Response: Comment noted; these standards have been reviewed in the preparation of this application
8 Policy Planning Senior Planner (Rob Larsen, Policy Planning has reviewed the above-mentioned referral and has the following comments regarding the 2012 Thornton Comprehensive Plan and other long range planning documents, as they pertain to this application. Policy Planning generally supports the developer s initial approach to developing this parcel, which is designated as Gateway/Mixed Use in the Comprehensive Plan. Gateway requires a special land use element, preferably in a mixed-use single owner development. Please see the definition of Gateway/Mixed Use on page 3.12 of the 2012 Thornton Comprehensive Plan for more detail. Although no development plans are secure at this time, Top Golf a specialized sports entertainment use, would meet the spirit of Gateway. Current Planning s requirements for a cohesive architectural plan and seamless landscaping treatments across any future subdivided parcels, mirrors and intent of the future land use designation above, even if multiple owners end up developing individual parcels. Policy Planning s conditional support of this development is predicated on three items: 1. Top Golf being delivered as a special regional entertainment use anchoring this development; 2. A cohesive architectural plan if this parcel is subdivided; and 3. Seamless landscaping features that create the feeling of a single owner development. Response: The developer is currently working to bring a major entertainment user to the site, though contracts have not yet been signed. The property is being planned in conformance with the City s Commercial Design Standards and with the North Washington Overlay District provisions. Details for conformance with the NOW and the City s Commercial Design Standards will be submitted in conjunction with future CSP s along with architectural design. Landscape design for the major roadway system is included with this submittal and more detailed landscape architecture for each individual parcel will be submitted with future CSP s. Please let me know if you have any questions or require any additional information. We look forward to working with the City of Thornton through the review and approval process for this exciting new community. Sincerely, Norris Design Leslie Lee, AICP, LEED AP, BD+C Senior Associate - 8 -
City Development Department 9500 Civic Center Drive Thornton, Colorado FAX
City Hall City Development Department 9500 Civic Center Drive 303-538-7295 Thornton, Colorado 80229-4326 FAX 303-538-7373 www.cityofthornton.net Ben Swanson Dormie Capital Partners 3740 Dacoro Lane, Suite
More informationCOUNCIL COMMUNICATION
Meeting Date: August 23, 2016 COUNCIL COMMUNICATION Agenda Item: Agenda Location: Public Hearing Work Plan # N/A Legal Review: X 1 st Reading 2 nd Reading Subject: A public hearing regarding a Conceptual
More informationSummary Notes for a pre-application meeting for a proposed Cheddar s restaurant south of the southeast corner of East 104 th Avenue and Grant Street
City Hall City Development Department 9500 Civic Center Drive 303-538-7295 Thornton, Colorado 80229-4326 FAX 303-538-7373 www.cityofthornton.net Mark Rogers Chief Operating Officer Roaring Fork Restaurants
More informationCity of Fort Lupton Administrative Site Plan Process
City of Fort Lupton Administrative Site Plan Process Purpose The Site Plan process is meant to promote orderly and sound development standards as they apply to the City. These site development standards
More informationCity Development Department 9500 Civic Center Drive Thornton, Colorado FAX
City Hall City Development Department 9500 Civic Center Drive 303-538-7295 Thornton, Colorado 80229-4326 FAX 303-538-7373 www.cityofthornton.net Brian Connolly Otten Johnson 950 17 th Street, Suite 1600
More informationSite 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 informationCITY OF KEIZER MASTER PLAN APPLICATION & INFORMATION SHEET
CITY OF KEIZER MASTER PLAN APPLICATION & INFORMATION SHEET PRE-APPLICATION CONFERENCE Prior to the actual filing of a Master Plan application, it is strongly recommended that the applicant contact Planning
More informationSUBMITTAL REQUIREMENTS
WHEN PROCESS TYPE III IS USED References to Process Type III applications are found in several places in the Milton Municipal Code (MMC), indicating that the development, activity, or use, is permitted
More informationARTICLE 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 informationGreen Gables. April 24, 2013
Green Gables Preliminary and Final Plat April 24, 2013 Development Team Green Gables Development Corporation (Owner/Developer) DTJ Design (Planner/Landscape Architect) Enertia Consulting Group (Civil Engineer)
More informationDrexel, 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 informationCity of Fort Lupton Site Plan Process
Form WKBK001 City of Fort Lupton Site Plan Process Purpose The Site Plan process is meant to promote orderly and sound development standards as they apply to the City. These site development standards
More informationCITY 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 informationDrexel, 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 informationSUBDIVISION, 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 information12 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 informationSUBMITTAL REQUIREMENTS: FINAL PLAN REVIEW- PROJECT DEVELOPMENT PLAN (PDP)
1) Application form and filing fee. Application Form.pdf Development Review Guide STEP 6 of 8 SUBMITTAL REQUIREMENTS: FINAL PLAN REVIEW- PROJECT DEVELOPMENT PLAN (PDP) 2) Transportation Development Review
More informationSITE 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 informationPLANNED 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 informationCOUNTY 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 informationCONSENT 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 informationDesign 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 informationSheet Index. Legal Description. General Notes: Vicinity Map Scale 1" = 600'
LOCATED IN THE SOHWEST QUARTER OF SECTION, TOWNSHIP SOH, Case # Z 6 - Legal Description Tract G, H and J of the Villages at Riverdale Filing No., a part of the Southwest quarter of Section, Township South,
More informationGENERAL 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 informationLandscape 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 informationCity of Yelm. Tahoma Terra Final Master Plan Development Guidelines. Table of Contents
City of Yelm Tahoma Terra Final Master Plan Development Guidelines Table of Contents Table of Contents... 1 Purpose... 2 Low Density Residential (R4-6)... 3 Moderate Density Residential (R6-10)... 5 Neighborhood
More informationARTICLE 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 informationPRELIMINARY PLAT DESIGN REQUIREMENTS Updated 4/8/2016
PRELIMINARY PLAT DESIGN REQUIREMENTS Updated 4/8/2016 The following items are required for the preliminary plat. Numbers correspond with those on the example preliminary plat. RENO COUNTY SUBDIVISION REQUIREMENTS
More informationCITY 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 informationApplicant Name Phone / Fax / Address City State Zip Code . Property Owner Phone / Fax / Address City State Zip Code
Master Development Plan Application Community Development Department City of Redmond 411 SW 9 th Street Redmond, Oregon 97756 541-923-7721 541-548-0706 FAX Master Development Plan Fee $38,862.52 File Number
More informationSEMSWA s Role in the Land Development Process
SEMSWA s Role in the Land Development Process One of SEMSWA s responsibilities is to ensure that any new development or redevelopment within its service area is designed and constructed in compliance with
More informationApproved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, AUGUST 5, :30 P.M. - ARDEN HILLS CITY HALL
Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, AUGUST 5, 2015 6:30 P.M. - ARDEN HILLS CITY HALL PLANNING CASES A. Planning Case 15-016; Final Planned Unit Development Arden Plaza;
More informationPARISH OF ASCENSION OFFICE OF PLANNING AND DEVELOPMENT PLANNING DEPARTMENT. Joint Planning and Zoning Meeting
1. Call To Order 2. Roll Call of Members 3. Chairman's Comments PARISH OF ASCENSION OFFICE OF PLANNING AND DEVELOPMENT PLANNING DEPARTMENT Joint Planning and Zoning Meeting January 11, 2017 6:00 PM Courthouse
More informationNeo-Traditional Overlay Application
MAYOR AND CITY COUNCIL OF LAUREL DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT 8103 Sandy Spring Road Laurel, Maryland 20707 (301) 725-5300 Internet Address http://www.cityoflaurel.org E-mail: ecd@laurel.md.us
More informationProject 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 informationPlanning Commission Staff Report Project Plan Approval Hearing Date: June 14, 2017
Planning Commission Staff Report Project Plan Approval Hearing Date: June 14, 2017 ITEM 3 Peter Matson requests Project Plan Approval for an 80-acre mixed-use plan that includes 220 residential units and
More informationIllustration of Eastlake Farmer s Cooperative Grain Elevator. Chapter 5: implementation 5-1
Illustration of Eastlake Farmer s Cooperative Grain Elevator Chapter 5: implementation 5-1 chapter 5: implementation Introduction The Eastlake Subarea Plan includes a wide range of recommendations intended
More informationProject Name: MELWOOD HOTEL. Date Accepted: 1/12/04. Waived. Planning Board Action Limit: Plan Acreage: 1.7 Zone: Dwelling Units:
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 informationTHE CITY OF MOBILE, ALABAMA
THE CITY OF MOBILE, ALABAMA LETTER OF DECISION Ark of Safety, Inc. Mobile, AL 36617 Re: (Northwest corner of Main Street and First Avenue, extending to the Southwest corner of Esau Avenue and Main Street.)
More informationPLANNED UNIT DEVELOPMENT Date: April 5, 2018
PLANNED UNIT DEVELOPMENT Date: April 5, 2018 DEVELOPMENT NAME SUBDIVISION NAME LOCATION Robert Myers Robert Myers 2955 and 2989 Dauphin Street (Southeast corner of Dauphin Street and Sage Avenue) CITY
More informationD1 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 informationPLANNED 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 informationDepartment of Planning & Development Planning Unit
May 20, 2005 Department of Planning & Development Planning Unit Website: www.cityofmadison.com Madison Municipal Building 215 Martin Luther King, Jr. Boulevard P.O. Box 2985 Madison, Wisconsin 53701-2985
More informationSITE 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 information4 January 11, 2012 Public Hearing APPLICANT:
. 4 January 11, 2012 Public Hearing APPLICANT: MID-ATLANTIC AUTO PROPERTY OWNER: DZR, LLC STAFF PLANNER: Leslie Bonilla REQUEST: Conditional Use Permit (truck rental, automobile service, and automotive/bulk
More informationMIDTOWN MIXED-USE VILLAGE. TECHNICAL DATA SHEET COMPONENT C-1 FOR PUBLIC HEARING - PETITION NUMBER Project No RZ1.1. Issued.
N MIDTOWN MIXED-USE VILLAGE TECHNICAL DATA SHEET COMPONENT C- FOR PUBLIC HEARING - PETITION NUMBER 04-00 Project No. 496 Issued Revised SCALE: " = 0' N 0 0 0 40 RZ. c GENERAL PROVISIONS: a. SITE LOCATION.
More informationCHESAPEAKE LANDSCAPE ORDINANCE
CHESAPEAKE LANDSCAPE ORDINANCE CONSERVATION PRESERVATION CZO 19-600 Effective October 16, 2008 BUFFER YARD C PARKING LOT REFORESTATION YEAR 1 REFORESTATION YEAR 4 BUFFER YARD F CBPA REFORESTATION Page
More informationRRW Stonebrook, LLC Tentative Map Findings
RRW Stonebrook, LLC Tentative Map Findings FINDING T1: The request conforms to the Master Plan and zoning ordinances. RELATIONSHIP TO THE MASTER PLAN 1. The respective development is located within an
More information6 November 13, 2013 Public Hearing APPLICANT: CAH HOLDINGS, LLC
6 November 13, 2013 Public Hearing APPLICANT:, LLC PROPERTY OWNER: LC REALTY, LLC STAFF PLANNER: Kevin Kemp REQUEST: Conditional Use Permit (Automated Car Wash) ADDRESS / DESCRIPTION: 3565 Holland Road
More informationSITE 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 informationEastcreek Farm. Planned Development Standards September, 2014
Eastcreek Farm Planned Development Standards September, 2014 ekfarm Contents 01. General Standards 02. Residential Development Standards 03. Architectural Design Standards 04. Landscape Design Standards
More informationNovember 21, Planning Commission Charter Township of Lyon Grand River Ave. New Hudson, MI 48165
Planning Commission Charter Township of Lyon 58000 Grand River Ave. New Hudson, MI 48165 Subject: AP-18-68; 11 Mile and Milford Road Park, Site Plan Review #1 Based on site plan dated 11/12/18 Location:
More informationItem # Meeting Date: February 27, 2014 AGENDA MEMORANDUM To: From: Planning Commission Sandy Vossler, Planner II, Development Services Department Date: February 26, 2014 Title: The Lanterns Planned Development
More informationC-I-10. The effect of establishing a comprehensive site review as follows will: B. Reduce the cluttered aspects of current development by:
C-I-10 PART C SECTION I ARTICLE 10 GENERAL REGULATIONS PROJECT SITE REVIEW I. Purpose The effect of establishing a comprehensive site review as follows will: A. Protect streetscapes from projects that
More information14 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 informationCity of Grande Prairie Development Services Department KENNEDY DEVELOPMENTS LTD. OUTLINE PLAN OP-09-01
City of Grande Prairie Development Services Department KENNEDY DEVELOPMENTS LTD. OUTLINE PLAN OP-09-01 July 27, 2009 TABLE OF CONTENTS 1.0 Introduction... 1 1.1 Plan Area Location & Context... 1 1.2 Ownership
More informationPLANNED 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 informationARTICLE 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 informationHILLSIDE BUILDING COMMITTEE PLAN REVIEW DIRECTIONS
HILLSIDE BUILDING COMMITTEE PLAN REVIEW DIRECTIONS 1 1. Review Hillside Regulations to ensure your design is in conformance with current Town Code. 2. Complete page 3 and contact Paul Mood at 480-348-3573,
More informationPrepared by: Casey Kempenaar, Senior Planner
CITY OF CITRUS HEIGHTS PLANNING DIVISION STAFF REPORT PLANNING COMMISSION MEETING September 13, 2017 Prepared by: Casey Kempenaar, Senior Planner REQUEST The applicant requests a Design Review Permit Modification
More informationVillage of Glenview Appearance Commission
Village of Glenview Appearance Commission STAFF REPORT July 23, 2014 TO: Chairman and Appearance Commissioners CASE #: A2014-059 LOCATION: 727 Harlem Avenue FROM: Community Development Department PROJECT
More informationCITY OF MOBILE MOBILE CITY PLANNING COMMISSION LETTER OF DECISION. November 5, 2012
SAMUEL L. JONES MAYOR CITY OF MOBILE LETTER OF DECISION OFFICE OF THE CITYCOUNCIL COUNCIL MEMBERS REGGIE COPELAND, SR. PRESIDENT-DISTRICT 5 FREDRICK D. RICHARDSON, JR. VICE PRESIDENT-DISTRICT 1 WILLIAM
More informationRequest 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 informationREQUEST Current Zoning: O-15(CD) (office) Proposed Zoning: TOD-M(CD) (transit oriented development mixed-use, conditional)
Rezoning Petition 2016-117 Zoning Committee Recommendation January 4, 2017 REQUEST Current Zoning: O-15(CD) (office) Proposed Zoning: TOD-M(CD) (transit oriented development mixed-use, conditional) LOCATION
More informationCITY PLANNING COMMISSION AGENDA. ITEM NO: 6.a 6.b STAFF: LONNA THELEN
Page 156 CITY PLANNING COMMISSION AGENDA ITEM NO: 6.a 6.b STAFF: LONNA THELEN FILE NO(S): A. - CPC ZC 08-00069 QUASI-JUDICIAL B. - CPC CU 08-00070 QUASI-JUDICIAL PROJECT: APPLICANT: OWNER: PHIL LONG VALUCAR
More informationRequest for Statement of Interest in Implementation of the Roosevelt Road Redevelopment Plan
425 Hillside Avenue Request for Statement of Interest in Implementation of the Roosevelt Road Redevelopment Plan I. INTRODUCTION The is seeking the services of a qualified consulting firm to prepare plans
More informationEphrata Municipal Code, Chapter 19.07, Landscaping Regulations DRAFT January 28, 2013 Page 1
Chapter 19.07 LANDSCAPING REGULATIONS Sections: 19.07.010 Purpose. 19.07.020 Landscape plan approval. 19.07.030 Failure to complete required landscaping Inspection. 19.07.040 General landscape requirements
More informationAsbury 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 informationZoning Ordinance Chapter 10
CHAPTER 10 - WASHES SECTION 10.0 GENERAL: A. The purpose of this Ordinance is to establish standards for development in or near Major and Minor Washes as defined in Appendix A Glossary of Terms and Definitions
More informationMitchell Ranch South MPUD Application for Master Planned Unit Development Approval Project Narrative. Introduction
Mitchell Ranch South MPUD Application for Master Planned Unit Development Approval Project Narrative Introduction Mitchell Ranch South is a proposed single family (detached) residential development on
More informationDepartment of Planning & Development Planning Unit
Department of Planning & Development Planning Unit Website: www.cityofmadison.com Madison Municipal Building 215 Martin Luther King, Jr. Boulevard P.O. Box 2985 Madison, Wisconsin 53701-2985 TDD 608 266
More informationSanford/Lee County Technical Review Committee (TRC) DEADLINES & MEETING DATES
Sanford/Lee County Technical Review Committee (TRC) DEADLINES & MEETING DATES The following 2019 information is based on the information available to staff at the time of creation. Dates & time may change
More informationELECTION 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 information2 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 informationZONING AMENDMENT & PLANNED UNIT DEVELOPMENT STAFF REPORT Date: April 4, 2013
ZONING AMENDMENT & PLANNED UNIT DEVELOPMENT STAFF REPORT Date: April 4, 2013 NAME DEVELOPMENT NAME LOCATION DIP Exchange, LLC DIP Exchange, LLC 93 Sidney Phillips Drive (West side of Sidney Phillips Drive,
More informationTENTATIVE MAP CHECKLIST
Business License 707.648.4357 www.cityofvallejo.net Central Permit Center 555 Santa Clara Street Vallejo CA 94590 Building 707.648.4374 Planning 707.648.4326 TENTATIVE MAP CHECKLIST Public Works/Engineering
More informationEastcreek Farm. Planned Development Standards July, 2015
Eastcreek Farm Planned Development Standards July, 2015 ek farm 01. General Standards 1.2 Applicability of Standards All regulations not specified in these Planned Development (PD) Standards for Eastcreek
More informationCHAPTER 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 information13. PRELIMINARY PLAT NO MILLS FARM - Vicinity of the southeast corner of 159 th Street and Quivira Road
13. corner of 159 th Street and Quivira Road 1. APPLICANT: HNTB Corporation is the applicant for this request. 2. REQUESTED ACTION: The applicant is requesting approval of a preliminary plat for a 383-lot
More informationPLANNED 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 informationBylaw A Bylaw to amend Bylaw 12800, as amended, The Edmonton Zoning Bylaw Amendment No. 2239
Bylaw 17672 A Bylaw to amend Bylaw 12800, as amended, The Edmonton Zoning Bylaw Amendment No. 2239 WHEREAS City Council at its meeting of February 22, 2001, gave third reading to Bylaw 12800, as amended;
More informationAPPLICATION 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 informationThe Development Review Process. Presentation to the GSSC IAC
The Development Review Process Presentation to the GSSC IAC July 19, 2011 Regulatory Processes in the Planning Department Natural Resource Inventory/Forest Stand Delineation Zoning (Development Plan) Special
More informationClarksburg Square Road Extension
Clarksburg Square Road Extension Preliminary Plan No. 120140060 Site Plan No. 820140050 Site Plan Amendment No. 82007022C (Clarksburg Town Center) Clarksburg SPA Water Quality Plan Mandatory Referral MR2015008
More informationRequest 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 informationRequest 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 informationBUFFERS, 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 informationPlanning Commission Staff Report June 5, 2008
Owner/Applicant Taylor Village Sacramento Investments Partners, LP c/o Kim Whitney 1792 Tribute Road #270 Sacramento, CA 95815 Staff Recommendation Planning Commission Staff Report Project: File: Request:
More informationChristopher 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 informationAESTHETIC APPEARANCE. Design Guidelines for Grade-Separated Pedestrian, Cyclist and Equestrian Structures
III. AESTHETIC APPEARANCE The aesthetic qualities of a grade-separated structure are as important as the specific design criteria. For example, a structure may be constructed to the exact criteria set
More informationRed Fox Commercial Outline Plan
Red Fox Commercial Outline Plan City of Cold Lake, Alberta Prepared by Durrance Projects Ltd and Ross W. Sharp & Associates Ltd October 2014 Rupert 1 Table of Contents 1. PURPOSE...3 1.1. Location...4
More informationARTICLE 3. LARGE-SCALE SOLAR PHOTOVOLTAIC INSTALLATIONS SECTION XXI
ARTICLE 3. LARGE-SCALE SOLAR PHOTOVOLTAIC INSTALLATIONS SECTION XXI 1.1 PURPOSE The purpose of this by-law is to regulate the installation of solar photovoltaic installations that are to produce 250 kw
More informationSPECIFIC PLAN Requirements
CITY OF LANCASTER PLANNING DEPARTMENT 44933 Fern Avenue, Lancaster, California 93534 (661) 723-6100 SPECIFIC PLAN Requirements Purpose The purpose of a specific plan is to provide for the logical development
More informationPLANNED 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 informationGlenborough at Easton Land Use Master Plan
Implementation 114 9.0 IMPLEMENTATION 9.1 OVERVIEW This chapter summarizes the administrative procedures necessary to implement the proposed land use plan, infrastructure improvements, development standards,
More informationDepartment of Planning & Development Planning Unit
Department of Planning & Development Planning Unit Website: www.cityofmadison.com Madison Municipal Building 215 Martin Luther King, Jr. Boulevard P.O. Box 2985 Madison, Wisconsin 53701-2985 TDD 608 266
More informationPART 1: PROJECT SUMMARY. The application is Attachment A. The site plan is Attachment B.
Belleterre Subdivision Sketch Plan Town Board 8.7.17 Belleterre Subdivision Sketch Plan PART 1: PROJECT SUMMARY Applicant: Bowman Development Project Size: +/- 20.85 acres Parcel Number: 01115104 and 01115121
More informationApplication 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 informationDENVER DESIGN DISTRICT GDP
DENVER DESIGN DISTRICT GDP Urban Design Standards and Guidelines November 17, 2008 Amended February 3, 2016 City and County of Denver CF Property Management, Inc. C/O Denver Design District - Starboard
More informationRequest 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