DESIGN REVIEW COMMITTEE AGENDA ITEM
|
|
- Dylan Patrick
- 5 years ago
- Views:
Transcription
1 DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: APRIL 1, 2015 TO: THRU: FROM: SUBJECT: Chair McCormack and Members of the Design Review Committee Leslie Aranda Roseberry, Planning Manager Jeff Borchardt, Assistant Planner DRC No Village at Orange Main Mall Façade Remodel SUMMARY A proposal to modify the exterior façade of the main mall building at the Village at Orange facing Tustin Street (not including Wal-Mart and Sears) and the adjacent hardscape/landscape. RECOMMENDED ACTION FINAL DETERMINATION Staff recommends that the DRC approve the proposed project subject to conditions of approval contained in the staff report and any conditions that the DRC determines appropriate to support the required findings. BACKGROUND INFORMATION Applicant: Owner: Property Location: General Plan Designation: Zoning Classification: Deborah Loayza, PR Architects TVO Holdings, LLC (Vestar) 1500 East Village Way GC (General Commercial) CTR (Limited Commercial Tustin Redevelopment Project Area) Existing Development: Developed with 14 structures approximately totaling approximately 825,051 square feet. Property Size: Associated Applications: 2,659,080 SF (61.04 Acres) N/A Previous DRC Project Review: November 19, 2014 PUBLIC NOTICE No Public Notice was required for this project.
2 ENVIRONMENTAL REVIEW Design Review Committee Staff Report Page 2 of 8 Categorical Exemption: This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section (Class 1, Exiting Facilities). This exemption applies to the project because it involves a façade modernization. Therefore, the project is considered exempt because it is an existing facility that results in a negligible expansion of use. There is no environmental public review or notice required for a categorical exemption. PROJECT DESCRIP TION The proposed project is the third phase of an overall façade modernization and site improvements of the Village of Orange. This particular phase will consist of the façade remodel of the main mall building east elevation facing Tustin Street, the installation of a new drop off area, and improvements to hardscape, landscaping, and lighting along the east elevation frontage. New façade features include but are not limited to, the introduction of new colors and materials, installation of new architectural screening features, completely redesigned entries along all three entry ways facing Tustin Street, the use of landscaping, hardscape, and lighting to attract patrons into the mall, and the balancing of various roof lines across the mall. EXISTING SITE This site is improved with 14 structures. Four (4) buildings make up the main mall complex, three (3) are major department stores (Sears, JC Penny, and Wal-Mart) that are each independently owned, and the remaining are satellite buildings housing a mixture of restaurants and other retail. Currently, the design of all the buildings on the subject site is a mixture of architectural styles. The main mall complex was remodeled and expanded in 2003 and is a contemporary style of architecture incorporating the use of various materials such as stucco, metal siding and awnings, wood trellis features, and various types of stone, split-faced block, and tile. The contemporary design of the building incorporates varying levels of flat roofs with articulation along the façade. The building is shaped as a large convex lens with a majority of the improvements on the façade facing Tustin Street. The use of exposed wood, stone, and metal is used throughout the site from signage, to lighting, to the prominent arched tower feature at the main entrance. Other buildings within the same center did not get the same remodel as the main mall façade facing Tustin Street. At the time of the most recent remodel in 2003 and currently, Wal-Mart, JC Penny, and Sears are owned independent of the main mall complex and the outlying buildings. Therefore, the remodel efforts were not coordinated with the surrounding property owners. As such, these buildings do not carry all the same design motifs that appear on the main mall building. Furthermore, building K/I on the north side of the site was not modified with the main building upgrades. However, at the February 4, 2015, Design Review Committee meeting, the DRC approved the improvement of this building containing many of the design motifs found within the proposed project. Additionally, the DRC approved the remodel of the proposed Home Goods tenant space along the southern entrance to the main mall on February 18, 2015, in which the approved façade improvements will be carried throughout the proposed main mall façade upgrade.
3 EXISTING AREA CONTEXT Design Review Committee Staff Report Page 3 of 8 The area is surrounded by a variety of commercial and residential uses. The properties to the north are zoned Residential Duplex (R-2-6) and Limited Commercial Tustin Redevelopment Project Area (CTR); the properties to the east are zoned Limited Commercial Tustin Redevelopment Project Area (CTR); the properties to the south are zoned Multiple Family Residential (R3) and Limited Commercial - Tustin Redevelopment Project Area (CTR); the properties to the west are zoned Single Family Residential (R-1-7). EVALUATION CRITERIA Orange Municipal Code (OMC) Section establishes the general criteria the DRC should use when reviewing the project. This OMC Section states the following: The project shall have an internally consistent, integrated design theme, which is reflected in the following elements: Architectural Features The architectural features shall reflect a similar design style or period. Creative building elements and identifying features should be used to create a high quality project with visual interest and an architectural style. Landscape The type, size and location of landscape materials shall support the projects overall design concept. Landscaping shall not obstruct visibility of required addressing, nor shall it obstruct the vision of motorists or pedestrians in proximity to the site. Landscape areas shall be provided in and around parking lots to break up the appearance of large expanses of hardscape. Secondary Functional and Accessory Features Trash receptacles, storage and loading areas, transformers and mechanical equipment shall be screened in a manner, which is architecturally compatible with the principal building(s). Applicable Design Standards In addition to the above general criteria, the Tustin Street Design Standards apply to this project. ANALYSIS/STATEMENT OF TH E ISSUES The Design Review Committee provided preliminary comments on November 19, That submittal included the proposed renovations of the façade of the main mall building, conceptual landscaping, and the proposal for the K/I building adjacent to Heim Avenue. On February 4, 2015, the DRC approved the remodel of building K/I and on February 18, 2015, approved the Home Goods façade improvements. In an effort to streamline the project and accommodate proposed tenant timelines, the remodel of the Village of Orange has been split up into multiple phases that will occur successively. The current proposal for the third phase of site improvements is the façade
4 Page 4 of 8 remodel of the main mall building and the associated hardscape and landscape improvements located at the terminus of East Village Way between the existing Sears and Wal-Mat buildings. As currently proposed, the façade improvements meet the development standards as outlined in OMC Chapter Commercial Districts in addition to the Tustin Street Design Standards in relation to massing, scale, balance of height, and consistent textures and colors. Issue 1: Architecture The project in question is quite an expansive area. As such, this section will only briefly highlight the major architectural changes. The applicant is proposing to re-plaster or add new plaster on several areas, in addition to adding various materials such as stacked stone veneer and metal siding. The storefronts of some of the stores are being increased in width and a number of new metal clad canopied and roofs are being installed. Additionally, the roof heights in several locations are being modified, which will ultimately create more balance across the whole mall façade. As previously discussed in the approval of the Home Goods tenant façade, the applicant is proposing an approximately 28-foot tall architectural screening feature in order to screen the existing trash and loading area. This proposed metal structure will provide more balance to the building by continuing the roof line pattern of the home goods tenant space and the other tenant spaces further north. Currently, there is not any method of tying the two together, which causes an inconsistency to the rhythm of design along the frontage of the building. Lifestyle graphic panels will be used along the three entrances to also create visual interest and assist in further branding the mall. The changes in material, increase in tenant frontages, and the increase in articulation of various canopies and pop-outs provides for a significant amount of visual variation throughout the entire building. Furthermore, the proposed main mall improvements are consistent and complementary with the improvements approved for the K/I building and those seen within the Home Goods façade improvements (provided for reference in the plans). Issue 2: Mass and Scale The proposed façade improvements of the main mall building are generally keeping the same scale and mass of the existing building, with the exception of the removal of the existing large wooden canopy and sign feature at the main entrance and the installation of two new architectural screening features placed in front of the storage/loading areas. Currently, the large sign panel at the main entrance is 66 feet in height and the existing canopy structure is approximately 41 feet. The new main entrance will be set back further and brought down to more of a human scale at 37 feet high. The removal of the large main entry features coupled with the increase in heights on other portions of the building creates more of a balance between the north and south halves of the mall. All proposed heights meet the zoning code requirement and are consistent with the heights approved on the other two phases of the project.
5 Page 5 of 8 Issue 3: Lighting In the review of the last two phases, lighting was a commonly discussed point. The DRC requested a common lighting pattern throughout the project and a rhythm of lighting that was conducive to attracting patrons to the redesigned entry ways. The applicant is proposing several different types of recessed soffit lighting that will enhance the store fronts and light up the redesigned entry ways. Additionally, LED up-lighting will be used to illuminate the proposed tower accent features and up-lighting will be used to illuminate the proposed trellis features. Both of these proposed uplighting types will be used to accentuate the proposed architecture adding to the articulation of the building, particularly in the evening. To address the DRC s concern with creating a rhythm along entry ways to attract patrons to come in, the applicant has provided a number of different lighting features. Along the main entry, the applicant will be installing a water feature on either side of the drop off area. This feature will contain a number of lights that will add an ambiance to the water. Furthermore, recessed wall lighting will be provided along all stairs and ramps at a consistent interval casting light out onto the walkway which will motivate people toward the entrance. Decorative light columns will also be placed on either side of the entrance at equidistant intervals serving as a welcoming gateway into the main entrance. In addition to the main entrance, enhanced entrance lighting will be used on the two smaller entrances including collar lighting illuminating the palm trees, the use of various types of wall lighting, and the incorporation of the light columns all working together to create a pattern of light motivating patrons into the mall, accentuating the architecture, and providing safety for patrons at night. Issue 4: Landscape/Hardscape In conjunction with proposed improvements for accessibility, particularly along the main entry adjacent to the proposed drop off, the applicant is proposing adding various pavers and enhanced concrete. The design of the hardscape will create undulating patterns that correspond to tenant frontages and draw people into the redesigned entrances. Furthermore, when paired with the redesigned landscaping, the proposed hardscape will be complimentary to the color palate. Furthermore, new landscape areas, precast planters, and vertically mounted landscape wall trellises will be installed and will house a variety of new drought-tolerant landscape species including various succulents, grasses, and flowering shrubs. The proposed landscaping theme has been approved by DRC on the K/I building remodel for the first phase and will incorporated throughout the site as each phase comes to fruition utilizing many of the same species. This will provide a color palate that is complimentary to the proposed façade improvements. In addition to the landscape and hardscape improvements, the applicant plans on adding new site furniture including several new metal benches and trash cans. Issue 3: Tustin Street Design Standards The proposed façade improvement of the main mall facade falls within Thematic District #3 within the Tustin Street Design Standards. This district is characterized by the mall and states that the
6 Page 6 of 8 mall is the predominate focus of this district leaving the design standards flexible as long as they are consistent with the main mall building. Since this is the phase in which the main mall building is being remodeled, it will set the tone for the rest of the surrounding buildings. Since this is the third phase of the project, the main mall façade is consistent with the prior two approved phases for the K/I building and the Home Goods tenant space. ADVISORY BOARD RECOMMENDATION None required. STAFF RECOMMENDATION AND REQUIRED FINDINGS The courts define a Finding as a conclusion which describes the method of analysis decision makers utilize to make the final decision. A decision making body makes a Finding, or draws a conclusion, through identifying evidence in the record (i.e., testimony, reports, environmental documents, etc.) and should not contain unsupported statements. The statements which support the Findings bridge the gap between the raw data and the ultimate decision, thereby showing the rational decision making process that took place. The Findings are, in essence, the ultimate conclusions which must be reached in order to approve (or recommend approval of) a project. The same holds true if denying a project. The decision making body must detail why it cannot make the Findings. The Findings are applied as appropriate to each project. Based on the following Findings and statements in support of such Findings, staff recommends the DRC approve the project with recommended conditions. 1. In the Old Towne Historic District, the proposed work conforms to the prescriptive standards and design criteria referenced and/or recommended by the DRC or other reviewing body for the project (OMC G.1). The proposed project is not within the Old Towne Historic District. As such, this finding is not applicable. 2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior s Standards and Guidelines (OMC G.2). The proposed project is not within any National Register Historic District. As such, this finding is not applicable. 3. The project design upholds community aesthetics through the use of an internally consistent, integrated design theme and is consistent with all adopted specific plans, applicable design standards, and their required findings (OMC G.3). The proposed façade improvements for the main mall are internally consistent in regards to design, massing, and scale. The mix of materials and colors harmonize with one another and are complementary to surrounding developments including the outer parcels and the recently approved improvements for the K/I building and Home Goods tenant frontage. Furthermore, the mass and scale of the proposed façade improvement fits with the functionality of the tenant spaces in that the new entrances are clearly distinguished, the articulation clearly sets all the tenant spaces apart from one another.
7 Page 7 of 8 Additionally, the proposed project conforms to the Tustin Street Design Standards in that this is a façade improvement to the main mall, which is within Thematic District #3. This particular thematic district leaves the design standards flexible as long as they are consistent with the main mall building. Therefore, because the project is the main mall and is considered internally consistent with approved, proposed remodels and existing architecture throughout the site, the proposed design complies with the Tustin Street Design Standards. For infill residential development, as specified in the City of Orange Infill Residential Design Guidelines, the new structure(s) or addition are compatible with the scale, massing, orientation, and articulation of the surrounding development and will preserve or enhance existing neighborhood character (OMC G.4). The City of Orange Infill Residential Design Guidelines do not apply to commercial projects. This finding does not apply. CONDITIONS Staff recommends the Design Review Committee approve DRC subject to the conditions listed below and any conditions that the Design Review Committee deems appropriate: 1. All construction shall conform in substance and be maintained in general conformance with plans and exhibits labeled as Attachment A in the staff report (date stamped March 20, 2015), including modifications required by the conditions of approval, and as recommended for approval by the Design Review Committee. Subsequent modifications to the approved architecture and color scheme shall be submitted for review and approval to the Community Development Director or designee. Should the modifications be considered substantial, the modifications shall be reviewed by the Design Review Committee. 2. The applicant agrees to indemnify, hold harmless, and defend the City, its officers, agents and employees from any and all liability or claims that may be brought against the City arising out of its approval of this permit, save and except that caused by the City s active negligence. 3. Construction permits shall be obtained for all future construction work, as required by the City of Orange, Community Development Department s Building Division. Failure to obtain the required building permits will be cause for revocation of this permit. 4. If not utilized, project approval expires twenty-four months from the approval date. Extensions of time may be granted in accordance with OMC Section The Planning entitlements expire unless Building Permits are pulled within 2 years of the original approval. 5. The proposed improvements shall be in association with other improvements conducted in subsequent phases on the site. These improvements shall occur within a reasonable time frame and shall be consistent and complementary to the approved plans within this entitlement. 6. Prior to building permit issuance, the applicant shall prepare a final landscaping and irrigation plan consistent with the grading plans, site plans, and the conceptual landscaping
8 Page 8 of 8 plan as proposed for the project for the review and approval of the Director of Community Development and Community Services Director. 7. Prior to building permit issuance the final landscape plan shall be reviewed and approved by the Public Works Director when landscaping is proposed within the public right-ofway and/or the project is constructing Storm Water Quality Best Management Practices in landscaped areas. 8. Prior to building permit issuance, final landscaping plans for the project shall be designed to comply with the City s Water Efficient Landscape Guidelines as described in Section IX et al of the City of Orange Landscape Standards and Specifications. 9. The final landscape plan shall include a note that a fully automated irrigation system will be provided. 10. Prior to building permit issuance, City required irrigation and landscape inspection notes shall be placed on the final landscape plan, to the satisfaction of the Community Services Director. 11. Certification from the Landscape Architect of record shall be filed that final landscaping was completed in compliance with approved landscape and irrigation plan. City of Orange Staff shall inspect and approve the landscape prior to release. 12. The applicant shall submit grading plans to public works for all parking lot improvements. The applicant shall ensure that the proposed parking lot improvements are included within the Priority Water Quality Management Plan (WQMP) prepared for the greater site improvements and that all Best Management Practices (BMP s) are included on the plans prior to issuance of a grading permit. ATTACHMENTS 1. Vicinity Map 2. Existing Photographs A. Plans dated stamped March 20, 2015 cc: Deborah Loayza, PR Architects C/O Vestar 111 W Ocean Blvd. Suite 2100 Long Beach, CA 90802
DESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: DECEMBER 16, 2015 TO: THRU: FROM: SUBJECT: Chair McCormick and Members of the Design Review Committee Leslie Aranda Roseberry, Planning Manager Kelly Christensen
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: OCTOBER 3, 2012 TO: Chair Woollett and Members of the Design Review Committee THRU: FROM: SUBJECT: Leslie Aranda Roseberry, Planning Manager Daniel Ryan,
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: OCTOBER 17, 2012 TO: Chair Woollett and Members of the Design Review Committee THRU: FROM: SUBJECT: Leslie Aranda Roseberry, Planning Manager Daniel Ryan,
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: NOVEMBER 5, 2014 TO: THRU: FROM: SUBJECT: Chair Imboden and Members of the Design Review Committee Leslie Roseberry, Planning Manager Lucy Yeager, Contract
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: AUGUST 2, 2017 TO: THRU: FROM: SUBJECT: Chair Imboden and Members of the Design Review Committee Anna Pehoushek, Assistant Community Development Director
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: MAY 17, 2017 TO: THRU: FROM: SUBJECT: Chair Imboden and Members of the Design Review Committee Anna Pehoushek, Assistant Director of Community Development
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: FEBRUARY 19, 2014 TO: THRU: FROM: SUBJECT: Chair Imboden and Members of the Design Review Committee Leslie Roseberry, Planning Manager Lucy Yeager, Contract
More informationArchitectural Review Board Report
Architectural Review Board Report Architectural Review Board Meeting: February 3, 2014 Agenda Item: 7.9 To: From: Subject: Architectural Review Board Steve Traeger, Principal Urban Designer Scott Albright,
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: APRIL 5, 2017 TO: THRU: FROM: SUBJECT: Chair Imboden and Members of the Design Review Committee Anna Pehoushek, Assistant Community Development Director
More informationCity of San Juan Capistrano Agenda Report
ITEM F1 City of San Juan Capistrano Agenda Report TO: FROM: DATE: SUBJECT: Planning Commission Development Services Department Submitted and Reviewed by Sergio Klotz, Al~ rector~ Prepared by Mathew Evans,
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: APRIL 5, 2017 TO: THRU: FROM: SUBJECT: Chair Imboden and Members of the Design Review Committee Anna Pehoushek, Assistant Community Development Director
More informationDESIGN REVIEW COMMITTEE AGENDA ITEM
DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: APRIL 19, 2017 TO: THRU: FROM: SUBJECT: Chair Imboden and Members of the Design Review Committee Anna Pehoushek, Assistant Community Development Director
More informationArchitectural Review Board Report
Architectural Review Board Report To: From: CC: Subject: Architectural Review Board Architectural Review Board Meeting: May 21, 2018 Agenda Item: 8-A Grace Page, Senior Planner Stephanie Reich, AIA, LEED
More informationCITY OF MERCER ISLAND DESIGN COMMISSION STAFF REPORT
CITY OF MERCER ISLAND DESIGN COMMISSION STAFF REPORT Agenda Item: 2 March 9, 2011 Project: Description: Applicant: DSR11-004 The applicant is requesting approval to replace the existing exterior wood framed
More informationPLANNING COMMISSION AGENDA REPORT NOVEMBER 15, 2012
PLANNING COMMISSION AGENDA REPORT NOVEMBER 15, 2012 TO: FROM: Members of the Planning Commission Michael Klein, Associate Planner FILE NO.: 120000890 PROPOSAL: APPLICANT: Request for an Administrative
More informationDesign Review Commission Report
City of Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA 90210 TEL. (310) 285-1141 FAX. (310) 858-5966 Design Review Commission Report Meeting Date: Thursday, March 2, 2017 Subject:
More informationCITY OF LOMPOC PLANNING COMMISSION STAFF REPORT
CITY OF LOMPOC PLANNING COMMISSION STAFF REPORT DATE: January 11, 2017 TO: FROM: Members of the Planning Commission Sara Farrell, Assistant Planner RE: Development Plan Review DR 16-05 The Laundry Room
More informationFLORIN ROAD CORRIDOR Site Plan and Design Review Guidelines Checklist
FLORIN ROAD CORRIDOR Site Plan and Design Review Guidelines Checklist Applicant s Name: Project Address: Phone: Email: Applicant shall fill out the design guidelines checklist for all guidelines applicable
More 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 informationPLANNING BOARD REPORT PORTLAND, MAINE
PLANNING BOARD REPORT PORTLAND, MAINE Zero Canal Plaza Development 0 Canal Plaza 2016-162 Cow Plaza 1, LLC Submitted to: Portland Planning Board Date: August 4, 2016 Public Hearing Date: August 9, 2016
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 informationOfficial Community Plan Bylaw No. 4360, 2004, Amendment Bylaw No. 4897, 2016 (Sewell s Landing)
District of West Vancouver Official Community Plan Bylaw No. 4360, 2004, Amendment Bylaw No. 4897, 2016 (Sewell s Landing) Effective Date: 1089612v1 District of West Vancouver Official Community Plan Bylaw
More informationCommunity Mixed Use Zone Districts (CMU)
18.28.500 Community Mixed Use Zone Districts (CMU) The Community Mixed Use Zone Districts (CMU) are intended to help implement the land use goals and strategies found in the Golden Vision 2030 values,
More informationCITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.3 STAFF REPORT August 18, 2015 Staff Contact: Peyman Behvand (707)
CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.3 STAFF REPORT August 18, 2015 Staff Contact: Peyman Behvand (707) 449-5140 TITLE: REQUEST: VISTA CROSSINGS PLANNED SIGN PROGRAM AMENDMENT PLANNED
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 informationRESOLUTION NO
RESOLUTION NO. 2018- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BELMONT APPROVING A SINGLE-FAMILY DESIGN REVIEW AND TREE REMOVAL PERMIT FOR A VACANT LOT ON LOWER LOCK AVENUE (APN: 043-042-750,
More informationUrban Planning and Land Use
Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: From: City Planning
More informationPlanning Commission Staff Report February 19, 2009
Planning Commission Staff Report February 19, 2009 Project: Warda Warehouse File: EG-08-051 Request: Design Review Location: 9260 Bendel Place APNs: 134-0660-004 Planner: Gerald Park Property Owner/Applicant
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 informationResolution : Exhibit A. Downtown District Design Guidelines March 2003
Resolution 03-011: Exhibit A Downtown District Design Guidelines March 2003 DOWNTOWN DISTRICT DESIGN GUIDELINES CITY OF SOUTHLAKE, TEXAS Adopted March 2003 1 DOWNTOWN DISTRICT DESIGN GUIDELINES Adopted
More informationCITY OF ALAMEDA PLANNING BOARD Draft RESOLUTION
CITY OF ALAMEDA PLANNING BOARD Draft RESOLUTION A RESOLUTION OF THE PLANNING BOARD OF THE CITY OF ALAMEDA APPROVING DESIGN REVIEW AND DEVELOPMENT PLAN AMENDMENT APPLICATION PLN13-0157 TO CONSTRUCT ELEVEN
More informationDivision VI Community Mixed Use (CMU) Architectural Guidelines and Standards
Division VI 18.40.800 Community Mixed Use (CMU) Architectural Guidelines and Standards 18.40.810 Guidelines The goals of the Comprehensive Plan include a focus on pedestrian safety, amenities and aesthetics
More informationRequest Conditional Use Permit (Automobile Repair Garage) Staff Planner Kevin Kemp
Request Conditional Use Permit (Automobile Repair Garage) Staff Planner Kevin Kemp Location 845 Lynnhaven Parkway GPIN 14963473030000 Election District Rose Hall Site Size 0.40 acre portion of a 6.35 acre
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of April 23, 2019 DATE: April 12, 2019 SUBJECT: SP #413 SITE PLAN AMENDMENT to permit a fixed bar in a private outdoor café space with associated
More informationDesign Guidelines: Brownsville Rd Façade Improvement Program
: Brownsville Rd Façade Improvement Program Thank you for your interest in the Brownsville Rd Façade Improvement Program These Design Guidelines were prepared by Design Center Pittsburgh (DCP) for Economic
More informationDESIGN GUIDELINES. Planning Commission Re-Submittal. December 23, 2014 Revised to include Mixed-Use Design District Guidelines
DESIGN GUIDELINES Planning Commission Re-Submittal December 23, 2014 Revised to include Mixed-Use Design District Guidelines Table of Contents I. INTRODUCTION 4 II. PROJECT VISION 5 III. PRAIRIEFIRE DISTRICTS
More informationCITY OF CYPRESS 5275 Orange Avenue Cypress, California (714) DESIGN REVIEW COMMITTEE PERMIT PROCESS
CITY OF CYPRESS 5275 Orange Avenue Cypress, California 90630 (714) 229-6720 DESIGN REVIEW COMMITTEE PERMIT PROCESS 1. Discuss project with Planning staff to determine zoning regulations, any unusual characteristics
More informationCity of Redlands Architectural Guidelines for Non-Residential Development
14. Building articulation shall be included in the design of building, in order to create a formal entry statement. Avoid this Do this Page 11 15. Give special attention to creating pedestrian scale and
More informationAgenda Report Meeting Date 08/01/18
Architectural Review and Historic Preservation Board Agenda Report Meeting Date 08/01/18 DATE: July 16, 2018 File: AR 18-16 TO: Architectural Review and Historic Preservation Board FROM: Kimber Gutierrez,
More information13. New Construction. Context & Character
13. New Construction Context & Character While historic districts convey a sense of time and place which is retained through the preservation of historic buildings and relationships, these areas continue
More informationDEVELOPMENT CONTROLS MEDICAL DISTRICT
6.01. GENERAL DESIGN GUIDELINES A. Site Planning B. Architectural Design C. Medical Facility Signage & Lighting D. Exhibit 48. ARCHITECTURAL DESIGN CONCEPTS 6.02. MEDICAL FACILITY STANDARDS & GUIDELINES
More informationBuilding & Site Design Standards Application
FOR OFFICE USE ONLY Design standards plan review fee Building & Site Design Standards Application Phone: 208-468-5406 Fax: 208-468-5439 411 3rd Street South Nampa, Idaho 83651 5,000
More informationCOMMERCIAL & INDUSTRIAL DESIGN GUIDELINES CITY OF RANCHO CUCAMONGA PLANNING DIVISION
COMMERCIAL & INDUSTRIAL DESIGN GUIDELINES CITY OF RANCHO CUCAMONGA PLANNING DIVISION INTRODUCTION These guidelines were prepared in response to the needs of many users: developers, property owners, architects,
More informationInfill Residential Design Guidelines
Infill Residential Design Guidelines Adopted March 23, 2004 Amended September 10, 2013 City of Orange Community Development Department Planning Division Phone: (714) 744-7220 Fax: (714) 744-7222 www.cityoforange.org
More informationELK GROVE TOWN CENTER DESIGN GUIDELINES
......... ELK GROVE TOWN CENTER DESIGN GUIDELINES LAGUNA RIDGE SPECIFIC PLAN... June 2008 ............ DESIGN GUIDELINES Table of Contents Contents Section A: Town Center Overview...1 A.1. Purpose and
More informationThe Village. Chapter 3. Mixed Use Development Plan SPECIFIC PLAN
The Village SPECIFIC PLAN Chapter 3 3.1 INTRODUCTION 3.1.1 Purpose This Chapter describes the development regulations applicable to the Mixed-Use and Transit Center Planning Areas. These form-based regulations
More informationSite Planning. 1.0 Site Context. 2.0 Pedestrian Circulation Systems. Pag e 2-23
The following photographs from throughout the country illustrate key urban design principles. Photographs are provided to illustrate the overall urban design concepts described in Chapter 1 of the Downtown
More informationAttachment 1 TOWN OF NEW TECUMSETH. Manual for the Preparation of an Urban Design Report
Attachment 1 TOWN OF NEW TECUMSETH Manual for the Preparation of an Urban Design Report July 2010 TABLE OF CONTENTS Background, Policy Framework and the Preparation of Urban Design Reports 1. Introduction
More informationCENTERS AND CORRIDORS
INITIAL DESIGN STANDARDS AND GUIDELINES for CENTERS AND CORRIDORS City of Spokane Planning Services Third Floor, City Hall 808 W. Spokane Falls Blvd. Spokane, WA 99201-3329 (509) 625-6300 www.spokaneplanning.org
More 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 informationKEY MAP DEVELOPMENT PERMIT AREA MAP. Sunnymede North Sub-Area Plan
Richmond Official Community Plan BROADMOOR AREA SUNNYMEDE NORTH SUB-AREA PLAN Bylaw 7100 Schedule 2.6C SUNNYMEDE NORTH SUB-AREA PLAN SUNNYMEDE NORTH SUB-AREA PLAN SUNNYMEDE NORTH SUB-AREA PLAN KEY MAP
More informationCITY OF PLACERVILLE PLANNING COMMISSION STAFF REPORT
CITY OF PLACERVILLE PLANNING COMMISSION STAFF REPORT ITEM 4.1 APPLICATION Special Temporary Use Permit (TUP) 17-04 PUBLIC HEARING DATE December 19, 2017 SUMMARY OF REQUEST Applicant seeks approval from
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 informationUrban Planning and Land Use
Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: From: City Planning
More informationTUSTIN RED HILL DEVELOPMENT TUSTIN CITY COUNCIL WORKSHOP
TUSTIN RED HILL DEVELOPMENT TUSTIN CITY COUNCIL WORKSHOP 7-6-15 CONTEXT MAP PREVIOUS CHURCH AND ADJACENT RETAIL SITE EXISTING RETAIL CENTER SITE CONDITIONS PREVIOUS SITE CONDITIONS PREVIOUSLY APPROVED
More informationBUENO BUENO MEXICAN KITCHEN
BUENO BUENO MEXICAN KITCHEN Consideration of Architectural Control (AC) 17-034 1 REQUEST OF APPLICANT To allow exterior modifications to an existing restaurant space consisting of a new color scheme, the
More informationNew-Cast Mixed-use Development Proposal King Street West, Newcastle, Ontario
URBAN DESIGN BRIEF New-Cast Mixed-use Development Proposal King Street West, Newcastle, Ontario TABLE OF CONTENTS: 1.0 Executive Summary 2.0 Creating Vibrant and Sustainable Urban Places: Excerpts from
More informationIncentive Zoning Regulations Florida Municipal City of Orlando
Topic: Resource Type: State: Jurisdiction Type: Municipality: Year (adopted, written, etc.): 2002 Community Type applicable to: Title: Incentive Zoning Regulations Florida Municipal City of Orlando Document
More informationSUBJECT: PREDEVELOPMENT PLAN REVIEW OF PROJECT LOCATED AT 2632 EAST WASHINGTON BOULEVARD ('ST. LUKE MEDICAL CENTER')
TO: FROM: Honorable Mayor and City Council Planning & Community Development Department SUBJECT: PREDEVELOPMENT PLAN REVIEW OF PROJECT LOCATED AT 2632 EAST WASHINGTON BOULEVARD ('ST. LUKE MEDICAL CENTER')
More informationSECTION TWO: Overall Design Guidelines
SECTION TWO: Overall Design Guidelines This section provides overall design principles and guidelines for the Gardnerville Mixed-use Overlay. They provide criteria for mixed-use places consisting of residential,
More information5.1.1 The streetscape along US Highway 64 (Brevard Road); and, The built environment within new residential developments; and,
Article 5. Landscaping 5.1 Purpose The Town of Laurel Park s landscape standards are designed to create a beautiful, aesthetically pleasing built environment that will complement and enhance community
More informationBACKGROUND / 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 informationTown Center Design Guidelines
Adopted by City Council on September 18, 2018 Design Theme The Draper Town Center Design Theme is defined as encompassing those architectural design styles that were prevalent in the construction of civic
More informationPrepared by: LCT Design Group, LLC 401 North Franklin Street, Suite 5S Chicago, Illinois 60610
Prepared by: LCT Design Group, LLC 401 North Franklin Street, Suite 5S Chicago, Illinois 60610 Existing Conditions Residential Guidelines Future Land Use -East Study Area - West Study Area Existing Conditions
More informationForm & Character Development Permit Areas
Form & Character 1.1. Overview 1.1.1. AREAS Lands designated as Downtown Smithers, Multi-family Residential, and Highway 16 Commercial and identified on Schedule: C. 1.1.2. PURPOSE The Form and Character
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 informationWINDSOR GLEN DESIGN GUIDELINES
WINDSOR GLEN DESIGN GUIDELINES Adopted by Council, 2006 WINDSOR GLEN REDEVELOPMENT DESIGN GUIDELINES August 2006 1.0 Master Plan Organization For this area of the Coquitlam Town Centre, a mix of high,
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 informationM E M O R A N D U M CITY PLANNING DIVISION PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA
M E M O R A N D U M CITY PLANNING DIVISION PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA DATE: March 13, 2017 TO: FROM: The Honorable Landmarks Commission Planning Staff SUBJECT: Certificate
More informationDesign Guidelines and Development Standards for Southwood Ranch. Prepared February, 2016 by
Design Guidelines and Development Standards for Southwood Ranch D e s i g n D i s t r i c t Prepared February, 2016 by Table of Contents Introduction 2 District Overlay Map. 3 Development Standards. 4
More 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 informationMayor Leon Skip Beeler and Members of the City Commission. Anthony Caravella, AICP, Director of Development Services
CITY COMMISSION BRIEFING & Planning Board Report For Meeting Scheduled for June 7, 2012 Inner Room Cabaret Site Plan/Architectural Review Downtown Overlay District/Primary Downtown Area Site Plan Consent
More information1. Consideration of a Notice of Exemption pursuant to Section 15301(e) of the California Environmental Quality Act Guidelines.
IV.E. WATERPARK VENTURES, LLC (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of a Notice of Exemption pursuant to Section 15301(e) of the California Environmental Quality Act Guidelines. 2. PUBLIC HEARING
More informationAppendix A COMMUNITY IMPROVEMENT PLAN DESIGN GUIDELINES
Appendix A COMMUNITY IMPROVEMENT PLAN DESIGN GUIDELINES INTRODUCTION The continuous and desirable improvement of Arnprior requires a clear understanding of what is envisioned for the Town. These Design
More informationSTAFF BRIEF. Project: 2016-COA-356 Meeting: September 8, th Street Oxford Hotel
Community Planning and Development Denver Landmark Preservation 20 West Colfax, Dept. 205 p: (720)-865-2709 f: (720)-865-3050 www.denvergov.org/preservation STAFF BRIEF E-Mail: landmark@denvergov.org This
More informationARCHITECTURAL DESIGN REVIEW ORDINANCE DESIGN GUIDELINES DECEMBER 2000 PREPARED FOR THE MEREDITH PLANNING BOARD BY CHRISTOPHER P. WILLIAMS, ARCHITECTS
DESIGN GUIDELINES DECEMBER 2000 PREPARED FOR THE BY CHRISTOPHER P. WILLIAMS, ARCHITECTS PURPOSE STATEMENT Architectural Design Review Design Guidelines provides architectural guidance intended to support
More informationStandards (R-3) Figure B-11: R-3 Residential Standards Exhibit
Avila Ranch Avila Ranch Specific Plan Development Standards High Medium Density - High Residential Density Residential Lot and Building Lot and Standards Building (R-3) Standards (R-3) EXAMPLES These sketches
More informationOthello Neighborhood Design Guidelines
Othello Neighborhood Design Guidelines 1 S ORCAS ST S OTHELLO ST 42ND AVE S 2 Note: Design Review does not apply to all zones. See Citywide Guidelines for details. Additionally, zoning areas on this map
More informationappendix and street interface guidelines
appendix five: building and street interface guidelines appendix 5 building and street interface guidelines BOULEVARDS Boulevards are generally characterized by higher levels of traffic movement at higher
More informationRequest 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 informationMEMORANDUM. This memo deals with proposed amendments to previously issued Development Permit No for Park Royal North.
MEMORANDUM Date: August 28, 2015 Our File: 1010-20-15-062 To: Design Review Committee From: Lisa Berg, Senior Community Planner Re: Amendment to Development Permit for Park Royal North This memo deals
More informationPentagon Centre (SP#297) Phase I Site Plan Amendments SPRC #3
Pentagon Centre (SP#297) Phase I Site Plan Amendments SPRC #3 CPHD April 23, 2015 Meeting Agenda Overview of approved Phase I Site Plan Review of relevant design guidelines Presentation of current proposal
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of October 23, 2004 DATE: October 6, 2004 SUBJECT: SP #106-3 Site Plan Amendment for changes to façade, plaza deck, landscaping, number of units,
More informationCONCEPT PLAN APPLICATION
CONCEPT PLAN APPLICATION TOWN OF CHAPEL HILL Planning Department 405 Martin Luther King Jr. Blvd phone (919) 968-2728 fa (919) 969-2014 www.townofchapelhill.org Parcel Identifier Number (PIN): 9880267455
More informationRequest 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 information14825 Fruitvale Ave.
REPORT TO THE PLANNING COMMISSION Meeting Date: August 26, 2015 Application: PDR14-0017 Location/APN: 14825 Fruitvale Ave. / 397-18-028 Applicant/Owner: Staff Planner: Sin Yong Michael Fossati 14825 Fruitvale
More information14.0 BUILT FORM DESIGN CRITERIA
14.0 BUILT FORM DESIGN CRITERIA CORPORATION OF THE TOWN OF CARLETON PLACE DEVELOPMENT PERMIT BY-LAW 123 124 CORPORATION OF THE TOWN OF CARLETON PLACE DEVELOPMENT PERMIT BY-LAW 14.1 MISSISSIPPI DISTRICT
More informationP.C. RESOLUTION NO
P.C. RESOLUTION NO. 08-423 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CALABASAS TO ADOPT A SIGN PROGRAM (PL0800543) AND APPROVE A VARIANCE (PL0800544) FOR INTERNAL ILLUMINATION OF THE MERCEDES-BENZ
More informationCITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G. 1 STAFF REPORT August 4, Staff Contact: Tricia Shortridge (707)
CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G. 1 STAFF REPORT August 4, 2009 Staff Contact: Tricia Shortridge (707) 449-5140 TITLE: REQUEST: LONGS / CVS DRIVE-THRU PHARMACY & REMODEL TIME EXTENSION
More informationPLANNING COMMISSION AGENDA REPORT FEBRUARY 1, Maureen Tamuri, Community Development Director, AICP Michael Klein, Senior Planner
PLANNING COMMISSION AGENDA REPORT FEBRUARY 1, 2018 TO: FROM: Members of the Planning Commission Maureen Tamuri, Community Development Director, AICP Michael Klein, Senior Planner FILE NO.: 170001064 PROPOSAL:
More informationPC RESOLUTION NO ARCHITECTURAL CONTROL (AC)
PC RESOLUTION NO. 16-07-26- ARCHITECTURAL CONTROL (AC) 15-035 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA APPROVING ARCHITECTURAL CONTROL (AC) 15-035, INN AT
More informationSMALL LOT DESIGN STANDARDS. An Illustrated Working Draft for Test Implementation
SMALL LOT DESIGN STANDARDS An Illustrated Working Draft for Test Implementation SMALL LOT DESIGN STANDARDS ILLUSTRATED WORKING FOR TEST IMPLEMENTATION OVERVIEW SMALL LOT CODE AMENDMENT & POLICY UPDATE
More information4.9 Mendocino Avenue Corridor Plan Design Guidelines
4.9 Mendocino Avenue Corridor Plan Design Guidelines The Mendocino Avenue Corridor Plan addresses the area between College Avenue and Steele Lane. Mendocino Avenue is a busy arterial that runs parallel
More informationCITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT DESIGN REVIEW BOARD IBOARD OF ADJUSTMENT Coast Highway APN
CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT HEARING DATE: October 13,2011 TO: DESIGN REVIEW BOARD IBOARD OF ADJUSTMENT CASE: Variance 7717 Design Review 11-163 Coastal Development
More informationBuildings may be set back to create small plazas provided that these setbacks do not substantially disrupt the street wall s continuity.
6-22 Community Design Street Walls and Street-front Setbacks The siting of buildings will play a critical role in establishing the character and sense of place for the District. Siting buildings at the
More informationRequest 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 informationJoint Design Review Body Report
Joint Design Review Body Report To: From: Cc: Subject: Joint Design Review Body Joint Design Review Body Meeting: October 12, 2017 Agenda Item: 6-A and 6-B Stephanie Reich, AIA. LEED AP, Design & Historic
More informationARCHITECTURAL REVIEW BOARD STAFF REPORT
ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name Review Type Parcel Identification Location Zoned Owner/Applicant Magisterial District Proposal Context Visibility ARB-2013-86: Stonefield Blocks F
More informationREZONING APPLICATION MPD SUPPLEMENT
REZONING APPLICATION MPD SUPPLEMENT For Staff Use Only: DATE/TIMESTAMP: ZA# RECEIVED BY: The intent of the Master Planned District (MPD) designation is to allow flexibility in the design and construction
More informationREPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT
REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT PERMIT APPLICATION NO. DPM00521 520 ST. PAUL STREET OWNER: SALSBURG HOLDINGS INC. APPLICANT:
More information