Subdivision Staff Report
|
|
- Sherilyn Kelly
- 5 years ago
- Views:
Transcription
1 Subdivision Staff Report Name: Bridgewalk Subdivision Date: December 8, 2004 File: SUB Meeting: December 14, 2004 Approval: Preliminary To: City Council Lead Agency: Boise City From: Richard Beck Annexed: December 30, 1964 Preliminary Plat Denial: P & Z Commission October 11, 2004 Description: This is a proposed single family residential subdivision with 9 buildable lots and 3 common lots on 1.73 acres. The density of the subdivision is 5.2 lots per acre. The site is zoned R-1C. Currently the subject parcel is improved with a single family home and a barn. There is a companion conditional use application associated with this project (CUP ). Location: The site is located on the on the east side of East Boise Avenue approximately 155 feet south of the intersection East Iowa Drive and East Boise Avenue. Special Attention: The Planning and Zoning Commission recommends denial of this subdivision. Contents: Staff Report: Basis for Denial Technical Review and Agency Comments Attachments: Vicinity map Preliminary plat Applicant s letter
2 Page 2 of 9 Basis for Denial Private Street The applicant is requesting approval of a private street along with approval of a wavier to have sidewalk along one side only and a waiver to reduce the street section below the required width for a portion of the roadway (see Applicant s Letter). Boise Municipal Code Section Design Standards E. Private Streets 1. General Required Findings: Private streets may be permitted when the Council finds that the private street is in compliance with each of the following standards. a. Provides safe and effective movement of both vehicular and pedestrian traffic; b. Does not adversely affect access or good public transportation planning to adjacent property and to the area travel networks; c. Does not land lock adjacent property due to topography or parcel layout; d. Does not restrict public access to places of public attraction, use or interest; e. Does not connect one public street to another, encouraging travel through the development; or f. Use or alignment of the private street does not interfere with the continuity of public streets. 2. Allowed Uses for Private Streets a. Single Family/Townhouse/Duplex Residential 1) Private streets may be permitted when, in the Commission s and Council s opinion, the parcel shape or site topography will not allow street design to meet District width standards or in the cases in which conformance to District requirements is in conflict with the intent of minimizing disruption to vegetation as defined in the Hillside and Foothill Areas Development Ordinance. 4. Private Street Classification and Requirements Number of Residential Lots vs. Street a. Single Family/ Townhouse/ Two Family Private Residential Street Standards shall be according to the following table: Minimum R/W Width (feet) Street Width Back of Curb to Back of Curb (feet) Sidewalk Required Both Sides Sidewalk Required One Side Sidewalk Easement Allowed Page 2 of 9
3 Page 3 of 9 Length Up to 3 lots w/length less than 200 feet Up to 3 lots w/length greater than 200 feet 4 to 10 lots w/ length less than 200 feet 4-10 lots w/length greater than 200 feet No Yes Yes* 28 (24 for the final 200 feet) 28/24 No Yes Yes* Yes No Yes* 28 (24 for the final 200 feet) 28/24 Yes No No 11 or more lots Yes No No Analysis The proposed private street appears to meet the requirements as set forth in Section E.1 of Boise City Code. The street does not comply with width and sidewalk requirements and does not appear to satisfy Code Section E.2.a. The Boise City Subdivision Ordinance requires private streets serving 4 to 10 lots with a length greater than 200 feet, to have a 28-foot street section and have sidewalk on both sides. The proposed private street has sidewalk only along one side and has a 30-foot portion which has been reduced to a 20-foot street section. The applicant is requesting these standards be waived. Code Section D.2.a states that privates streets may be permitted when the Commission and Council find the parcel shape or site topography will not allow street design to meet District width standards. The applicant has not substantiated that parcel shape or site topography will preclude meeting District width standards. It appears that a public street could be included in the project with the slight loss of rear yard open space and the possible loss of one unit subject to District turnaround design. Recommendation The Planning and Zoning Commission recommends the City Council deny approval of the subdivision, the private street and private street waiver requests. Page 3 of 9
4 Page 4 of 9 Technical Review and Agency Comments Boise City Planning and Development Services: Subdivision Section Richard Beck Provisions for the ownership and maintenance of all common lots required. Landscape buffering required. Comprehensive Planning and Zoning Section Angela Brosious The Comprehensive Planning Staff does not have any comments on Bridgewalk Subdivision. This application is being reviewed for compliance with the Comprehensive Plan and Zoning Ordinance by the current planning staff under Planned Development application CUP and Variance application CVA Building Section - Marlene Southard The existing barn must be demolished or removed. Sediment and Erosion Control Steve Webb An erosion and sediment control plan (ESC) conforming to the requirements B.C.C. Title 8 Chapter 17 is to be submitted to the Director of Planning and Development Services for review. No grading or earth disturbing activities may start until approval of the ESC plan has been received and an ESC permit issued. An individual who has attended the Boise City Responsible Person (RP) certification class, or has obtained Interim Certification for Responsible Person is not identified for this project. A permit will not issue until such time as the name and certification number of the RP has been provided to Boise City. Boise City Public Works: Drainage/Hillside - Terry Records Standard drainage condition. Engineering Rob Bousfield Standard private street conditions. Pressure Irrigation - Kent Johnson Comply with Idaho Code, Section and/or Boise City Code Section J. Sewer - John Johnson Wet line sewers are required (B.C.C D.) Sewer easements required. Sewer assessment due. Connection and payment of connection fees for existing home required. Street Lights - Henry Alarcon 1 street light required. Boise City street light easement required. Page 4 of 9
5 Page 5 of 9 Boise City Fire Department - David Miller The Boise Fire Department has reviewed this application and can approve the Preliminary Plat with the following conditions. Any deviation from this plan is subject to Fire Department approval. Specific Requirement: Fire Department vehicular access shall be provided to within 150' of all portions of the non-sprinklered buildings. This distance can be increased somewhat for sprinklered buildings but exact distances are on a case-by-case basis. All Fire Department access roads, fire lanes, bridges, and gates are to be a minimum of 20' wide with 13' 6" overhead clearance, shall be capable of supporting 70,000 lbs GVW (24,000 lbs per axle), and shall be paved. Fire Department access roads and fire lanes shall have a minimum outside turning radius of 48' with an inside radius of 28'. Any dead-end road in excess of 150' needs a Fire Department approved turnaround. No grade may exceed 10% (please note that fire apparatus are designed for a maximum 6% grade). Dead end roads in excess of 700 feet must provide "secondary access" in accordance with one of the options specified in the city Subdivision Ordinance, BCC Title 9. Specific Condition: This application shows the patio is to be used as the fire department turnaround. Fire believes it is bad practice to allow fire lanes components to serve a dual function. Especially when it is reasonable to assume that the other purpose will/could easily result in the fire lane being blocked by cars or furniture, or anything else. Be that as it may, while Fire strongly recommends against the dual function, we can approve this turnaround and patio use provided the following language (or language to this effect) is included as note on the face of the plat. The patio must be marked and signed that no parking is allowed because it is part of the required Fire Lane system of the site. Further, the patio must be marked and signed indicating that there can not be furniture or any other obstructions, no matter how easily moveable residents may believe they are, on the patio because it is part of the required fire lane system for the site. Specific Requirement: For streets having a width less than 36 feet back of curb to back of curb parking shall be restricted on (1) one side; for streets having a width less than 29 feet back of curb to back of curb parking shall be restricted on both sides; and for standard ACHD cul-de-sacs parking shall be restricted on both sides. A note on the face of the final plat is required noting the parking restriction prior to signing of the final plat by the Boise City Engineer. Specific Condition: Streets must be marked accordingly. Specific Requirement: Page 5 of 9
6 Page 6 of 9 Maximum hydrant spacing for this project is 500 feet between hydrants. Specific Condition: Fire hydrants as shown appear to be adequate. However, we reserve the right to modify requirements as more information comes to light. Variables affecting hydrant numbers and location include, but are not limited to, area, construction type, existing hydrants, strategic location for fire fighting forces, and required fire flow. New hydrants must be "non-private" installations. General Requirement: Fire Department required fire hydrants, access, and street identification shall be installed prior to construction or storage of combustible materials on site. Provisions may be made for temporary access and identification measures. Specific building construction requirements of the International Building Code, International Fire Code, and Boise City Code will apply. However, these provisions are best addressed by a licensed Architect at building permit application. Please feel free to have the applicant contact David S. Miller, Boise City Parks Department - Cheyne Weston (no comments received) Boise Airport - John Anderson (no comments received) Ada County Highway District Lori Den Hartog (September 28, 2004) B. Findings for Consideration 1. Right-of-Way Boise Avenue District policy requires 96-feet of right-of-way on arterial roadways (Figure 72- F1B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. There is approximately 66-feet of right-of-way existing for Boise Avenue (33-feet from centerline). Due to the fact that all of the roadway improvements are existing and because Boise Avenue is not listed as a project in either the Five Year Work Program or the 20-year Capital Improvements Plan, no additional right-of-way will be required to be dedicated with this application. 2. Roadway Offsets District policy , requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). Modification of Policy Page 6 of 9
7 Page 7 of 9 The applicant is proposing to construct a private road intersecting Boise Avenue located approximately 290-feet south of Iowa Street. District staff will grant a modification of policy to allow the intersection of this roadway with Boise Avenue due to the limited frontage of the site and because the existing house is to remain. If the roadway were required to shifted 10-feet further south to meet policy, the existing house could not remain in its current location. 3. Private Streets District policy , other jurisdictions in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. If the City of Boise approves the private road, the applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Boise Avenue and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. The applicant should provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: Dedicate a minimum of 50-feet of right-of-way for the road. Construct the roadway to the minimum ACHD requirements. Construct a stub street to the surrounding parcels. 4. Driveways The applicant is proposing that the existing residence would take access from the new private street. District staff is supportive of this proposal; and therefore will require that the unused curb cuts be replaced with matching curb, gutter, and sidewalk. 5. Other Access Page 7 of 9
8 Page 8 of 9 Boise Avenue is classified as a minor arterial roadway. Other than the access points that have specifically been approved with this application, direct lot access to Boise Avenue is prohibited. A note regarding this access restriction will be required on the final plat. C. Site Specific Conditions of Approval 1. Construct the private road to intersect Boise Avenue 120-feet south of the north property line (measured property line to centerline). Provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. 2. Replace the three unused curb cuts on Boise Avenue with matching curb, gutter, and sidewalk. 3. Direct lot access to Boise Avenue is prohibited and shall be noted on the final plat. 4. Comply with all Standard Conditions of Approval. Ada County Street Name Committee The following existing street names shall appear on the plat: (waiting for response) COMPASS (no comments received) Central District Health Department - Mike Reno After written approval from appropriate entities are submitted, we can approve this proposal for central sewage and central water. The following plans must be submitted to and approved by the Idaho Department of Health and Welfare, Division of Environmental Quality: A. Central Sewage B. Central Water Street runoff is not to create a mosquito breeding problem. STORMWATER MANAGEMENT RECOMMENDATIONS We recommend that the first one half inch of stormwater be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for stormwater disposal and design a stormwater management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: Page 8 of 9
9 Page 9 of 9 1) BOISE STORM WATER BEST MANAGEMENT PRACTICES Prepared by the Boise City Public Works Department, Boise Idaho, January ) ADA COUNTY HIGHWAY DISTRICT GUIDELINES FOR STORMWATER AND SITE DRAINAGE MANAGEMENT 3) CATALOG OF STORM WATER BEST MANAGEMENT PRACTICES FOR IDAHO CITIES Prepared by the Idaho Division of Environmental Quality, Boise, Idaho. Drainage District No. 3 - Ryan Armbruster (no comments received) Independent School District of Boise City #1 The Boise School District has concerns about developments with dead-end streets and no connectivity to other streets. The chances of having to route a school bus into the end of this subdivision are minimal; however, if a non-ambulatory student moved into one of the homes in the subdivision, busing for the student would become an issue. Backing a school bus is not acceptable because of safety concerns. The schools assigned to the proposed project area are: Elementary School White Pine Junior High School Les Bois High School Timberline United States Postal Service - Jeff Day, Postmaster The following are the basic conditions requested by the Postal Service. 1. In all new residential areas, service will be provided to Cluster Box Units (CBUs). It will be the responsibility of the contractor to pour a cement pad meeting the required specifications in a location(s) approved by the Postal Service. 2. The clustering of all boxes in one approved area is recommended for multifamily dwellings, e.g., condos, duplexes, triplexes, etc. All locations must still be approved. 3. Fill-in development, defined as three or less residential lots, may receive the existing mode of delivery as the rest of the neighborhood. All locations must still be approved. Page 9 of 9
10
11
12
Subdivision Staff Report
Subdivision Staff Report Subdivision Name Villa Veneto Subdivision File Number SUB08-00021 Approval Preliminary Plat Lead Agency Boise City Annexation Date Pending (CAR08-00015/DA) Comp. Plan Does Not
More informationVALLEY COUNTY MINIMUM STANDARDS FOR PRIVATE ROAD DESIGN AND CONSTRUCTION
MINIMUM STANDARDS FOR PRIVATE ROAD DESIGN AND CONSTRUCTION Adopted November 28, 2005 TABLE OF CONTENTS DEFINITION OF TERMS...II I. DESIGN CRITERIA... 1 A. GENERAL DESIGN CRITERIA... 1 B. ROADWAY CLASSIFICATION...
More 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 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 information1173 W. University Dr. Request to construct a new Alumni Center.
John S. Franden, President Mitchell A. Jaurena, Vice President Rebecca W. Arnold, Commissioner Sara M. Baker, Commissioner Jim D. Hansen, Commissioner Date: May 22, 2014 To: Jennifer Wheeler Boise State
More informationTitle 11 Streets and Sidewalks
Chapter 11.01 - Definitions Title 11 Streets and Sidewalks Low Impact Development (LID) - A stormwater and land use management strategy that strives to mimic predisturbance hydrologic processes of infiltration,
More informationCUP Idaho Power Company
CUP16-00059 Idaho Power Company Summary Conditional use permit for the addition of a solar power facility adjacent to an existing Idaho Power substation site located on 42.9 acres at 2001 E. Amity Road
More informationVILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT. Single Family Residential, Townhomes
VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # C-212 Staff Megan Ledbetter Petitioner(s) Peacehaven Development LLC Owner(s) Larry Jarvis, William Alexander and Peacehaven
More 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 informationTETON COUNTY FIRE PROTECTION RESOLUTION FOR NEW SUBDIVISIONS 2008 Edition. Chapter I General Provisions
TETON COUNTY FIRE PROTECTION RESOLUTION FOR NEW SUBDIVISIONS 2008 Edition Chapter I General Provisions SECTION 1.1: TITLE. This Resolution shall be known as the Teton County Fire Protection Resolution
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 informationCamden County Development Regulations. Updated February 2017
Camden County Development Regulations Updated February 2017 GENERAL MEETING SCHEDULE OF THE CAMDEN COUNTY PLANNING BOARD All meetings will convene at 6:00 PM on the 4th Tuesday of each month and will be
More informationTown of Excelsior, Sauk County, Wisconsin DRIVEWAY ORDINANCE
Town of Excelsior, Sauk County, Wisconsin DRIVEWAY ORDINANCE 1.01 PURPOSE The purpose of this ordinance is to regulate the establishment, construction, improvement, modification or reworking of a driveway
More informationCommitted to Service
Committed to Service Kent Goldthorpe, President Paul Woods, Vice President Rebecca W. Arnold, Commissioner Sara M. Baker, Commissioner Jim D. Hansen, Commissioner December 5, 2016 Development Services
More informationPLANNING APPROVAL & SIDEWALK WAIVER STAFF REPORT Date: December 1, 2016
PLANNING APPROVAL & SIDEWALK WAIVER STAFF REPORT Date: December 1, 2016 NAME Dennis P. Wilkins LOCATION. CITY COUNCIL DISTRICT District 6 7078 Bruns Drive (Northeast corner of Bruns Drive and Cody Road)
More 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 informationFIRE PREVENTION OFFICE Placer Hills Fire Protection District NEW PROJECT GUIDELINES
Established 1949 FIRE PREVENTION OFFICE Placer Hills Fire Protection District NEW PROJECT GUIDELINES The following are guidelines for new development. Any submitted plans must comply with these guidelines,
More informationAt Your Disposal CUP Amendment, Lot 20, Village Service Commercial, at 128 Bastille Dr. (PLN17-208)
MEMORANDUM Archuleta County Development Services Planning Department 1122 HWY 84 P. O. Box 1507 Pagosa Springs, Colorado 81147 970-264-1390 Fax 970-264-3338 TO: Archuleta County Planning Commission FROM:
More informationDEPARTMENT OF PUBLIC WORKS & UTILITIES
CITY OF PORT ANGELES DEPARTMENT OF PUBLIC WORKS & UTILITIES URBAN SERVICES STANDARDS AND GUIDELINES January 2017 Craig Fulton, P.E., Director TABLE OF CONTENTS "URBAN SERVICES STANDARDS AND GUIDELINES"
More informationMajor Subdivision Sketch Plan Checklist
This checklist provides specific requirements that are apart of the Sketch process. The entire process is described by the Huntersville Subdivision Review Process which details all the submittal and resubmittal
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 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 informationChecklists. Project Name: Location: File Number: Date of Submittal: Reviewer: Date: Applicant: Contact Name: Phone Number:
Applicant: Contact Name: Phone Number: Email: Project Name: Location: File Number: Date of Submittal: Reviewer: Date: Concept Plan Requirements: I. General Project Information 1. Address or parcel number
More informationJune 17, ACHD Board of Commissioners. Mindy Wallace Planning Review Supervisor. PUD /Cantabria Apartments
Development Services Department June 17, 2013 TO: FROM: SUBJECT: ACHD Board of Commissioners Mindy Wallace Planning Review Supervisor PUD13-00003/Cantabria Apartments Executive Summary: The applicant is
More information#8) T-1409 CENTENNIAL & LAMB TENTATIVE MAP
#8) T-1409 CENTENNIAL & LAMB TENTATIVE MAP STAFF REPORT To: Planning Commission Meeting Date: June 14, 2017 Item: T-1409 Prepared By: Robert Eastman GENERAL INFORMATION: Applicant: Property Owner(s): Requested
More informationDRIVEWAY LOCATION APPROVAL RULES AND REGULATIONS
TOWN OF SUDBURY DRIVEWAY LOCATION APPROVAL RULES AND REGULATIONS 1. Driveway Location Approval Application Procedure 2. Form of Application 3. Form of Driveway Location Plan 4. Consideration by Town Engineer
More informationPreliminary Development Plan 07/ /2
OWENSBORO METROPOLITAN PLANNING COMMISSION Preliminary Development Plan 07/06 120 1/2 Development Information The table at right refers to the application materials required for submission, unless otherwise
More informationThe Town Board of the Town of Vienna, County of Dane, State of Wisconsin, does ordain and adopt as follows.
ORDINANCE DRIVEWAYS AND CULVERTS NO. 6-5-06 ORDINANCE CONCERNING DRIVEWAY AND CULVERT REQUIREMENTS 1-1-1 Driveway Permits; Culvert Requirements 1-1-2 Driveway and Culvert Location, Design and Construction
More informationMONTGOMERY COUNTY PLANNING DEPARTMENT THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION
MONTGOMERY COUNTY PLANNING DEPARTMENT THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION MCPB Item No. Date: 12-10-15 Leisure World Clubhouse II Addition Fitness Center, Limited Site Plan Amendment
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 informationAccess Management and Site Plan Review. Robert W. Hofrichter Asst Administrator, Transportation and Mobility Planning Division April 2014
Access Management and Site Plan Review Robert W. Hofrichter Asst Administrator, Transportation and Mobility Planning Division April 2014 Access Management 2 Access Management What is Access Management?
More information3. Additional driveways may be permitted where determined by the Planning Commission to adequately accommodate traffic or ensure public safety.
ARTICLE 10 ACCESS MANAGEMENT Section 10.01 Purpose. The purpose of this Article is to protect the substantial public investment in the City s street system by preserving the traffic capacity of existing
More informationAPPENDIX G: TOWN ORDINANCE REVIEW
APPENDIX G: TOWN ORDINANCE REVIEW TYLin (225740) Woodard & Curran SWMP January 2013 Stormwater LID strategies, ranked for Zoning Bylaw and Site Plan Review Standards Dimensional Requirements Permit the
More informationPlanning and Zoning Commission. Boise City Planning and Development Services. CUP and CVA
TO: Planning and Zoning Commission FROM: David Moser, Associate Planner Boise City Planning and Development Services DATE: 4/27/2017 HEARING DATE: 5/1/17 RE: CUP17-00018 and CVA17-00022 Attached to this
More informationNEWPORT NEWS/WILLIAMSBURG INTERNATIONAL AIRPORT DESIGN AND SUSTAINABILTY GUIDELINES
NEWPORT NEWS/WILLIAMSBURG INTERNATIONAL AIRPORT DESIGN AND SUSTAINABILTY GUIDELINES VERSION 1.6 August 2011 PREPARED BY: 900 Bland Boulevard Suite G Newport News, Virginia 23602 DESIGN AND SUSTAINABILITY
More informationWatertown City Council
City of Watertown Watertown City Council April 14 th, 2015 Agenda Item: City Comment on Sun Share CUP Application Request for Action: Motion to Approve City Comments regarding CUP Application Department:
More informationChapter PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT
Chapter 11-17 PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT Sections: 11-17-01 GENERAL PURPOSE 11-17-02 PERMITTED BUILDING TYPES 11-17-03 USES PERMITTED WITH DESIGN REVIEW 11-17-04 USES PERMITTED BY CONDITIONAL
More 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 informationAugust 14, Staff Recommendation: Staff recommends approval of the staff report, as written. Development Services Department
Development Services Department August 14, 2013 TO: FROM: SUBJECT: ACHD Board of Commissioners Stacey Yarrington, Planner II Merlin Pointe/13-01-AN/13-01-ZC/ Northwest corner of Kuna Road and State Highway
More informationSTORMWATER MANAGEMENT CODES ANALYSIS RICHLAND COUNTY, SC SITE PLANNING ROUNDTABLE
STORMWATER MANAGEMENT CODES ANALYSIS RICHLAND COUNTY, SC SITE PLANNING ROUNDTABLE Codes analyses for each subcommittee were completed to assist participants of the Richland County Site Planning Roundtable.
More informationSUBFY2016-1/ZONFY2016-1: Preliminary Plat with Planned Unit Development and Rezone
P a g e 1 CITY OF GARDEN CITY 6015 Glenwood Street Garden City, Idaho 83714 Phone 208/472-2900 Fax 208/472-2996 SUBFY2016-1/ZONFY2016-1: Preliminary Plat with Planned Unit Development and Rezone For: Parkway
More informationZONING AMENDMENT, PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: March 20, 2008
ZONING AMENDMENT, PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: March 20, 2008 NAME SUBDIVISION NAME LOCATION Joseph Mramor Mramor s Addition to Weinacker Avenue Subdivision 900 Weinacker Avenue
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 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 informationCITY OF MANHATTAN BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT. TO: Parking and Public Improvements Commission
Clay Curtin, Management Analyst (I the same walls at a maximum of 1 foot tall. Section 7.36.150 of the Municipal Code permits BY: Eric Haaland, Associate Planner right-of-way) between walkways leading
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 information1. Request: The subject application is for approval of a gymnasium addition to an existing private school and church.
R E S O L U T I O N WHEREAS, the Prince George's County Planning Board is charged with the approval of Detailed Site Plans pursuant to Part 3, Division 9 of the Zoning Ordinance of the Prince George's
More informationRequest Alternative Compliance (Commercial Parking Lot in Restricted Area) Staff Recommendation Approval. Staff Planner Ashby Moss
Applicant Property Owners Pacific Avenue West, LLC Public Hearing April 11, 2018 City Council Election District Beach Agenda Item 2 Request Alternative Compliance (Commercial Parking Lot in Restricted
More informationCITY OF PORTSMOUTH PLANNING DEPARTMENT. MEMORANDUM To: From:
CITY OF PORTSMOUTH PLANNING DEPARTMENT MEMORANDUM To: From: Subject: Date: Planning Board Juliet T.H. Walker, Planning Director Jillian Harris, Planner 1 Staff Recommendations for the August 23, 2018 Planning
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 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 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 informationCITY PLANNING COMMISSION AGENDA ITEM: C STAFF: ROBERT TEGLER FILE NO: CPC PUD QUASI-JUDICIAL
CPC AGENDA June 8, 2006 Page 37 CITY PLANNING COMMISSION AGENDA ITEM: C STAFF: ROBERT TEGLER FILE NO: CPC PUD 05-294 - QUASI-JUDICIAL PROJECT: APPLICANT: OWNER: PARKWOOD AT WOLF RANCH NASS DESIGN ASSOCIATES
More informationDRIVEWAY REGULATIONS
TOWN OF NEW LONDON PLANNING BOARD DRIVEWAY REGULATIONS INSTRUCTIONS TO APPLICANTS FOR THE CONSTRUCTION OR ALTERATION OF DRIVEWAYS IMPORTANT: READ CAREFULLY BEFORE FILLING OUT ATTACHED APPLICATION Revised
More informationMcDonald s Restaurant - Purcellville Town of Purcellville Special Use Permit Statement of Justification July 24, 2014
Introduction / Written Statement McDonald s Restaurant - Purcellville McDonald s Corporation is proposing to redevelop the existing McDonald s eating establishment with a drive-through located at 121 N
More 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 informationA BILL FOR AN ORDINANCE TO AMEND CHAPTER 9, KAUAI COUNTY CODE 1987, RELATING TO STREET REQUIRE:MENTS FOR SUBDIVISIONS
ORDINANCE NO. BILL NO. { vy"yj1j A BILL FOR AN ORDINANCE TO AMEND CHAPTER 9, KAUAI COUNTY CODE 1987, RELATING TO STREET REQUIRE:MENTS FOR SUBDIVISIONS BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF KAUA'I,
More informationProposed Walkability Ordinance for City of Knoxville (6/16/17)
Proposed Walkability Ordinance for City of Knoxville (6/16/17) New or revised text is highlighted Section 1: Purpose The purpose of this ordinance is to set requirements for walkability and pedestrian
More informationArticle 7.05 Manufactured Home Park Districts
Article Manufactured Home Park Districts.01 Intent The purpose of the MHP Manufactured Home Park District is to give recognition to the fact that manufactured homes can provide satisfactory living conditions
More informationSTANDARD DETAILS QUICK REFERENCE
STANDARD DETAILS QUICK REFERENCE Note: DWGs need to be saved locally before opening file. Requires AutoCad, DWG TrueView, or Autodesk Design Review (the later two are available for free from http://usa.autodesk.com/)
More information5.4 Development Incentives for All Commercial and Industrial Districts (except the TC: Town Center District).
5.4 Development Incentives for All Commercial and Industrial Districts (except the TC: Town Center District). The following Development Incentives are provided in order to encourage flexibility and creativity
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 informationCity of Reedley Community Development Department 1733 Ninth Street Reedley, CA (559) FAX
City of Reedley SPECIAL PERMIT Submittal Requirements Conditional Use Permit (CUP), Site Plan Review (SPR) & Variance (VAR) Please use this information sheet as a checklist to assemble materials required
More 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 informationVILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT
VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # C-226 Staff Megan Ledbetter Petitioner(s) JBJH Properties, LLC Owner(s) JBJH Properties, LLC Subject Property 5892-49-1766
More informationR E S O L U T I O N. Single-Family Residence/ Church. 2,488 sq. ft. 2,488 sq. ft. Area Parking Required: Church
R E S O L U T I O N WHEREAS, the Prince George s County Planning Board is charged with the approval of Detailed Site Plans pursuant to Part 3, Division 9 of the Zoning Ordinance of the Prince George s
More informationPLANNING COMMISSION STAFF REPORT S. Apartments Planned Development PLNSUB Planned Development 247 West 1400 South March 12, 2014
PLANNING COMMISSION STAFF REPORT 1400 S. Apartments Planned Development PLNSUB2013-00997 Planned Development 247 West 1400 South March 12, 2014 Applicant: Wasatch Advantage Group, represented by Adam Lankford
More informationARTICLE 13 STREETS General
ARTICLE 13 STREETS 13.1 General Streets shall be designed to suit their functions. Many streets have purposes other than vehicular traffic. As an alternative to current N.C. Department of Transportation
More informationARTICLE 13 STREETS General
ARTICLE 13 STREETS 13.1 General Streets shall be designed to suit their functions. Many streets have purposes other than vehicular traffic. As an alternative to current N.C. Department of Transportation
More informationTABLE OF CONTENTS ADOPTED FIRE CODES... 3 AFPD SERVICE AREA... 3 SITE AND DEVELOPMENT SUBMITTAL REQUIREMENTS... 4 PLAN REVIEW FEES...
TABLE OF CONTENTS ADOPTED FIRE CODES... 3 AFPD SERVICE AREA... 3 SITE AND DEVELOPMENT SUBMITTAL REQUIREMENTS... 4 PLAN REVIEW FEES... 4 SITE AND DEVELOPMENT PLAN REVIEW TURNAROUND TIMES... 4 DEVELOPMENT
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 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 informationPROPOSED BLOCK LENGTH CODE AMENDMENT
10.426 Street Circulation Design and Connectivity. These standards are intended to assure that development will ultimately result in complete blocks bound by a network of public streets, and/or private
More informationZONING ORDINANCE FOR THE ZONED UNINCORPORATED AREAS ARTICLE 1150 OF PUTNAM COUNTY, WEST VIRGINIA Page 95 ARTICLE 1150 SITE PLAN REVIEW
OF PUTNAM COUNTY, WEST VIRGINIA Page 95 1150.01 PURPOSE 1150.02 APPLICABILITY 1150.03 APPLICATION PROCESS 1150.04 REVIEW PROCESS 1150.05 REVIEW CRITERIA 1150.06 SITE PLAN GUIDELINES 1150.01 PURPOSE ARTICLE
More 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 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 informationMichael D, Harvey, Current Planning Supervisor. This project was originally approved in 2012 by the BOCC and is summarized as follows:
PLANNING & INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director Current Planning (919) 245-2575 (919) 644-3002 (FAX) www.orangecountync.gov 131 W. Margaret Lane Suite 201 P. O. Box 8181 Hillsborough,
More informationPlanned Development Review Revisions (Project No. PLNPCM )
Planned Development Review Revisions (Project No. PLNPCM2014-00139) Standard residential development Planned Development Example: Smaller lot sizes than what is allowed to create open space amenity. What
More informationCity of Mt. Juliet Planning & Zoning Department. Site Plan Checklist. Site plan cklist v1.18
City of Mt. Juliet Planning & Zoning Department Site Plan Checklist Site Plan approval is required for all specified community facilities, all commercial, industrial, and multi-family residential activities
More informationORDINANCE NO WHEREAS, the City provided the proposed code amendments to the Washington State Department of Commerce on September 20, 2017; and
ORDINANCE NO. 1541 AN ORDINANCE OF THE CITY OF LYNDEN AMENDING THE CITY'S MUNICIPAL CODE TITLE 12 STORMWATER MANAGEMENT SYSTEM, TO INCORPORATE AND REQUIRE LOW IMPACT DEVELOPMENT (LID) PRINCIPLES AND BEST
More informationThis guide is intended to provide assistance in the application of the fire code in all areas served by Tualatin Valley Fire & Rescue.
This guide is intended to provide assistance in the application of the fire code in all areas served by Tualatin Valley Fire & Rescue. North Operating Center 11945 SW 70 th Avenue Tigard, OR 97223 Phone:
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 informationTown of Windham. Planning Department 8 School Road Windham, ME voice fax
Town of Windham Planning Department 8 School Road Windham, ME 04062 voice 207.864-5960 fax 207.892.1916 MEMO DATE: TO: Staff Review Committee FROM: Amanda Lessard, Planner Cc: Ellen Rathbone, St. Germain
More informationTen Mile Creek Planning Area
PLANNING AREA POLICIES TEN MILE CREEK Ten Mile Creek Planning Area Location and Context The Ten Mile Creek Planning Area ( Ten Mile Creek area ) is located south of the current Boise AOCI, generally south
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 informationReview Zone Application for D&R Canal Commission Decision
Review Zone Application for D&R Canal Commission Decision MEETING DATE: July 20, 2016 DRCC #: 16-4803 Latest Submission Received: June 13, 2016 Applicant: Robert McCarthy, PE PSE&G 4000 Hadley Road, 2
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 informationPLANNING COMMISSION. Agenda Item # 3.
PLANNING COMMISSION Agenda Item # 3. CASE SUMMARY Conditional District Rezoning Planning Commission February 4, 2015 CD-9-215 Jeff Walton, 341-3260, jeff.walton@wilmingtonnc.gov Staff recommendation CONDITIONAL
More informationARTICLE 9: LANDSCAPING AND FENCING REQUIREMENTS
ARTICLE 9: LANDSCAPING AND FENCING REQUIREMENTS Section 9.01 Intent The intent of the landscaping requirements are to improve the appearance of lot areas and soften paved areas and buildings; to provide
More informationARTICLE 3 LANDSCAPING AND SCREENING REQUIREMENTS
ARTICLE 3 CHAPTER 4 LANDSCAPING AND SCREENING REQUIREMENTS SEC 3.401 SEC 3.402 (D) (E) PURPOSE: The purpose of this Chapter is to establish minimum standards for the design, installation, and maintenance
More informationSECTION 4(f) DE MINIMIS DOCUMENTATION
SECTION 4(f) DE MINIMIS DOCUMENTATION Illinois Route 60/83 IL 176 to the intersection of IL 60 (Townline Road) Lake County P-91-084-07 Mundelein Park and Recreation District Project Limit SECTION 4(f)
More informationCollaborative Planning:
Spokane County City of Spokane City of Spokane Valley City of Liberty Lake City of Airway Heights City of Millwood Collaborative Planning: Implementation in Spokane County s Metro Urban Growth Area Appendix
More informationREQUEST: Conditional Change of Zoning (AG-1, B-1,R-15 to Conditional R-7.5)
REQUEST: Conditional Change of Zoning (AG-1, B-1,R-15 to Conditional R-7.5) 26 March 14, 2012 Public Hearing APPLICANT: KROLL ENTERPRISES, INC. PROPERTY OWNER: N&K PROPERTIES, LLC/B&W DEVELOPMENT LLC STAFF
More informationSection 9 NEIGHBORHOOD DESIGN
Section 9 NEIGHBORHOOD DESIGN City of Lancaster Comprehensive Plan D u n k i n, S e f k o & A s s o c i a t e s, I n c. NEIGHBORHOOD DESIGN INTRODUCTION There are many ways in which a neighborhood can
More informationKingfisher Planned Development (PLNSUB ) and Special Exception (PLNPCM ) Planned Development and Special Exception
Staff Report PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT To: From: Salt Lake City Planning Commission Maryann Pickering, Principal Planner (801) 535-7660 Date: October 22, 2014 Re: Kingfisher Planned
More informationNEPONSET WATERSHED TOWN BYLAWS AND REGULATIONS THAT ARE CONSISTENT WITH PROPER STORMWATER MANAGEMENT
NEPONSET WATERSHED TOWN BYLAWS AND REGULATIONS THAT ARE CONSISTENT WITH PROPER STORMWATER MANAGEMENT = Current Bylaw and/or regulation is consistent with MAPC Recommendations = Current Bylaw and/or regulation
More informationPART 1: PROJECT SUMMARY. Proposed Land Use: 120 single-family lots. The application is Attachment A. The site plan is Attachment B.
PART 1: PROJECT SUMMARY Applicant: JBH Development, LLC and Hopper Communities, INC Project Size: +/- 80.48 acres Parcel Number: 01513107, 01513108, 01513109, 01513113, 01513120, 01513121, 01513122, 01513124,
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 informationTOWNSHIP OF LOGAN SOIL & FILL IMPORTATION AND PLACEMENT APPLICATION SUBMITTAL CHECKLIST
TOWNSHIP OF LOGAN SOIL & FILL IMPORTATION AND PLACEMENT APPLICATION SUBMITTAL CHECKLIST Applications: 5 copies of application - Applicant will reproduce the copies at his/her costs. The Township Clerk
More informationPLANNING COMMISSION Work Session Meeting Agenda
PLANNING COMMISSION Work Session Meeting Agenda 5200 85TH AVENUE NORTH BROOKLYN PARK MN 55443 PHONE (763) 424-8000 FAX (763) 493-8391 Wednesday, September 27, 2017-7:00 P.M. Brooklyn Township Room If due
More information