DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA SITE PLAN REVIEW REPORT
|
|
- Brian Houston
- 5 years ago
- Views:
Transcription
1 DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA SITE PLAN REVIEW REPORT DOCKET NO.: MUC-3-15 ADVERTISING DATES: 7/22/15 7/29/15 SUMMARY NO: /05/15 COUNCIL DISTRICTS: PUBLIC HEARING DATE: 8/13/15 Paul D. Johnston, District 2 Chris Roberts, At-Large Division A COUNCIL HEARING DATE: 8/26/15 Elton M. Lagasse, At-Large Division B LAST MEETING DATE FOR COUNCIL ACTION: 12/9/15 LOCATION: 3800 Lapalco Blvd., proposed Lot 10B, Square E, Lapalco Commercial Park, Section No. 3, Jefferson Parish, Louisiana; bounded by Commercial Drive, Enterprise Drive, and Vonnie Drive. (Figure 1) OWNER/APPLICANT: LMONT LLC / Birkie Ayer, Jr. P.E. ZONING/FUTURE LAND USE: Mixed Use Corridor District/HIC High Intensity Commercial REQUEST: Amend an approved site plan MUC-52-94, with variances to the attached sign requirements for Bohn Toyota. FINDINGS: 1. MUC-52-94, MUC-11-96, MUC-29-96, and MUC approved and revised site plans for automobile sales business at 3800 Lapalco. TABLE 1 SUMMARY OF PREVIOUS SITE PLANS AND VARIANCES Docket No. Approved Variance MUC MUC MUC MUC MUC Approved site plan Variance to height of first detached Variance to area of 2 nd detached sign Revised Site Plan Variance to add one additional detached sign 2. Docket No. WS PF subdivided Lots 10A, 11, and 12, Square E, Lapalco Commercial Park, Section No. 3 into Lot 10B thus requiring an updated site plan. MUC-3-15 is the proposed site plan for Lot 10B. 3. The vicinity of the property within 300 feet is zoned MUCD, M-1, and C-2 and used for new and used automobile sales, automobile rental, specialized automobile repair, shipping centers, and warehousing among other uses. 4. The applicant is requesting to renovate a former auto dealership, with improvements to the interior, new store front and entrance, and additional attached signage. Landscaping from the previous approved Landscape Plan was lost during Hurricane Katrina and an improved landscape is being proposed. Printed: 8/14/15 Planning Department Revised: 8/14/15 Jefferson Parish, Louisiana MUC-3-15 BDM 1
2 5. The proposed landscaping meets the MUC District Landscape requirements and previous approved site plan. (Figure 2) 6. Several detached sign variances have been granted to this site under previous site plan approvals. (Table 1) Lapalco Blvd. has approximately 29,000 square feet of gross floor area and therefore is eligible for 150 square feet of attached signage area as per Section (b)(1)(a)(2) Lapalco Blvd. is a corner lot and therefore is eligible for a second attached sign on the secondary frontage measuring up to 150 percent of the signage allowed on the primary frontage as per Section (b)(1)(b)(2). 9. The applicant requests a variance to increase the number of allowed attached signs from 2 to 6 as per Sec (b)(1)(b). (Figure 3) 10. The applicant requests a variance to the permitted dimensions to increase the height-towidth ratio of two of the attached signs as per Section (b)(1)(c). (Table 2) 11. Section (e)(1)b states that variances to the MUCD regulations must be approved by Parish Council provided the following criteria are met: 1. The variance is consistent with the general provisions and intent of the zoning district. The MUCD district permits all uses in a development to be identified by signage. Auto dealerships, by the nature of the use, require brand identification for each make and model sold on premise. Scion is a brand of Toyota. Planning Department has traditionally supported additional identification of the various makes sold on a site. Attached signs facing Lapalco that indicate the dealership name and brand identification will not negatively impact the corridor. (Figure 4) 2. The variance is harmonious and compatible with adjacent land uses. This particular stretch of Lapalco is home to several auto dealerships. The request for additional signage is compatible with these neighboring uses. 3. Special conditions and circumstances exist peculiar to land, structures or buildings which are not applicable to other land, structures or buildings in the same district and which a site related hardship can be demonstrated. The entrance for the service bays are located on Enterprise Drive and are not visible from the Lapalco Blvd. entrance. The signage indicating the service bay is necessary for customer navigation of the site. (Figure 5). 12. The total square footage of signs on the primary frontage is 120.8, which is below the 150 square feet of attached signage permitted for one sign on this site. 13. The administrative departments have reviewed the proposed site plan via the LURTC review process. The applicant has made revisions to the site plan to address the opposition from LURTC members. See below for complete departmental comments. DEPARTMENT COMMENTS: Public Works is NOT OPPOSED to this Case but has the following Stipulations: MUC The Department of Public Works (on 6/5/15) has no objection. The Traffic Engineering Division finds that the sight triangles are acceptable and TIA is not required. The proposed tree species and planting locations are acceptable. Engineering plans will be reviewed at the permit stage. ICE - Building is OPPOSED to this Case for the following reasons: Proposed attached signage appears to exceed number allowed. All proposed renovations, fencing, etc. will require permits.. ICE - Site Plan is OPPOSED to this Case for the following reasons: 1) Provide dimension from a side property line to the side of the new driveway apron along the property line; 2) Width of Printed: 8/14/15 Planning Department Revised: 8/14/15 Jefferson Parish, Louisiana MUC-3-15 BDM 2
3 new driveway shall be a minimum of 24 feet; 3) Show 15 foot driveway sight triangle measured along the back of the street curb and edge of driveway; 4) Show 35 foot street intersection sight triangle measured along the street edges of both streets at the corner. If there is a radius, project the street edge lines until they meet and measure 35 from that point; 5) Show 15 foot reverse corner lot sight triangle (for corner lots abutting a key lot in rear); Further comments will be made at the permit stage. Contact Site Plan Review for design packet containing complete list of requirements.. Environmental Department is NOT OPPOSED to this Case but has the following Stipulations: No Position on this case. Parish Attorney is NOT OPPOSED to this Case. CONSISTENCY WITH COMPREHENSIVE PLAN: The proposed development is consistent with the Comprehensive Plan because it supports Objective 4.3, which is to Ensure that adequate sites are available for existing business expansion and for business startups. CONCLUSION: The two requested signage variances are minimal and do not adversely impact neighboring uses PLANNING DEPARTMENT RECOMMENDATION: The Planning Department recommends approval of the sign variances. Variance/Request Additional Attached Signage Height to Width dimensions TABLE 2 SUMMARY OF VARIANCE Planning Department Recommendation Approval Approval PLANNING ADVISORY BOARD RECOMMENDATION: The Planning Advisory Board recommended Approval (See PAB Minutes). Printed: 8/14/15 Planning Department Revised: 8/14/15 Jefferson Parish, Louisiana MUC-3-15 BDM 3
4 TABLE 3 MUCD SITE INFORMATION Criteria Required Proposed Lot area 10,000 sq. ft. 190,416 sq. ft. Building area >500 sq. ft. 29,060 sq. ft. Building height 65 ft. 23 ft. Front yard setback Rear yard setback Side yard setback Side yard setback 20 ft. 20 ft. 20 ft. 10 ft. Parking 79 spaces 306 spaces Criteria TABLE 4 MUCD SIGN INFORMATION [Section ] Maximum Permitted Number of attached signs 2 6 Attached sign dimensions / height to width ratio Attached sign area on primary frontage Attached sign area on secondary frontage Height no more than one-half (1/2) the width Proposed Height is more than one-half (1/2) the width Findings Requested variance is consistent with general intent of district Requested variance is consistent with general intent of district 150 sq. ft sq. ft. 150% of the signage allowed on primary frontage 35.3 sq. ft. Printed: 8/14/15 Planning Department Revised: 8/14/15 Jefferson Parish, Louisiana MUC-3-15 BDM 4
5 TABLE 5 MUCD LANDSCAPE AND BUFFER STANDARDS [Section ] CRITERIA COMPLIANCE Interior of lot Perimeter of lot abutting property Perimeter of lot adjacent to R.O.W One tree for every 12 parking spaces 1 tree 35 feet Continuous landscape hedge of at least 18 inches to screen all parking YES NO FINDINGS Twenty eight shade trees and 5 palm trees Fourteen shade trees and 17 palm trees along perimeter of lot. Visual clearance 25 ft. clearance Installation / protection of 6 inch barrier curb landscaped areas Landscape vegetation standards Species and size Criteria Public service infrastructure TABLE 6 MUCD GENERAL DESIGN STANDARDS [Section ] Streets, water, sewerage and drainage Compliance Yes No Findings Transportation networks N/A N/A Trash compactor Service bays / drives and dumpster enclosed Curbs 6 barrier curb required Lighting Lighting directed to parking lots Play Area N/A N/A Screening / size support structures N/A N/A Architectural treatment of metal buildings / support buildings Temporary Structures N/A N/A Temporary structures / trailers N/A N/A Existing building with no proposed exterior changes meets MUC requirements to the greatest extent possible. Printed: 8/14/15 Planning Department Revised: 8/14/15 Jefferson Parish, Louisiana MUC-3-15 BDM 5
6 MUC-3-15
7 LAPALCO COMMERCIAL PARK Site Plan with Variance for Attached Signs SUMMARY NO DOCKET NO. MUC-3-15 COUNCIL DISTRICT 2 T P C CHURCHILL PKWY. LAPALCO BLVD. Aerial of Vicinity Petitioned Property TORQUE RD. NICOLLE BLVD. Figure 1 7/28/15 Figure 1
8 LAPALCO COMMERCIAL PARK Site Plan with Variance for Attached Signs SUMMARY NO DOCKET NO. MUC-3-15 Commercial Dr COUNCIL DISTRICT 2 Survey 50 Petitioned Property Six existing parking pads to remain Existing buildings to remain 200 7/28/ Enterprise Dr. Figure 2
9 LAPALCO COMMERCIAL PARK Site Plan with Variance for Attached Signs SUMMARY NO DOCKET NO. MUC-3-15 COUNCIL DISTRICT 2 Location of Attached Signs Sign 9 Figure 3 Figure 3 7/28/15 INNER CATAOUATCHE CANAL (side)
10 LAPALCO COMMERCIAL PARK Site Plan with Variance for Attached Signs SUMMARY NO DOCKET NO. MUC-3-15 View from Lapalco COUNCIL DISTRICT 2 Lapalco Elevation Figure 4 7/28/15 INNER CATAOUATCHE CANAL (side)
11 LAPALCO COMMERCIAL PARK Site Plan with Variance for Attached Signs SUMMARY NO DOCKET NO. MUC-3-15 View from Enterprise COUNCIL DISTRICT 2 Enterprise Elevation Figure 5 7/28/15 INNER CATAOUATCHE CANAL (side)
DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA
DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT : CPZ-3-1 : (S) Cynthia Lee-Sheng AT LARGE: A Chris Roberts B Elton M. Lagasse ADVERTISING DATES: 06/03/1 06/10/1 06/17/1 PAB PUBLIC
More informationDEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA
DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT : SUMMAR NO.: 4469 (S) Paul Johnston AT LARGE: A Chris Roberts B Cynthia Lee-Sheng ADVERTISING DATES: PAB PUBLIC HEARING: HEARING:
More informationDEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA
DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT DOCKET NO: CPZ--16 SUMMAR NO.: : : Paul D. Johnston AT LARGE: A: Christopher L. Roberts B: Cynthia Lee-Sheng ADVERTISING DATES: PAB
More informationDEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA
DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DESIGN REVIEW REPORT DOCKET NO: : : : Paul D. Johnston AT LARGE: A: Christopher L. Roberts B: Cynthia Lee-Sheng ADVERTISING DATES: PAB PUBLIC HEARING:
More informationOld Metairie Neighborhood Conservation District
Michael S. Yenni Parish President Jennifer Van Vrancken Council District Teresa A. Wilkinson, AICP Planning Director STAFF REPORT Old Metairie Neighborhood Conservation District Docket No. Ninette Eastman,
More informationCHAPTER ADDITIONAL REQUIREMENTS IN THE NC, NEIGHBORHOOD COMMERCIAL ZONE
CITY OF MOSES LAKE MUNICIPAL CODE CHAPTER 18.31 ADDITIONAL REQUIREMENTS IN THE NC, NEIGHBORHOOD COMMERCIAL ZONE Sections: 18.31.010 Purpose 18.31.020 Minimum Lot Area 18.31.030 Setbacks 18.31.040 Maximum
More informationDowntown / Ballough Road Redevelopment Board
Agenda Item 5 CONDITIONAL USE DEV2014-095 Pai in the Sky Downtown / Ballough Road Redevelopment Board Staff Report TO: Downtown / Ballough Road Board Members FROM: Jason Jeffries, Project Manager DATE:
More 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 information3.10 ROW Overlay District
3.10 A. Purpose The purpose of this Overlay District is to regulate items which could be placed or constructed within the Rights-of-way lying wholly or partially within the jurisdictional area of the Town
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: Board
More informationCITY PLANNING COMMISSION AGENDA. ITEM NO: 6.a 6.b STAFF: LONNA THELEN
Page 156 CITY PLANNING COMMISSION AGENDA ITEM NO: 6.a 6.b STAFF: LONNA THELEN FILE NO(S): A. - CPC ZC 08-00069 QUASI-JUDICIAL B. - CPC CU 08-00070 QUASI-JUDICIAL PROJECT: APPLICANT: OWNER: PHIL LONG VALUCAR
More informationDesign Review Application *Please call prior to submittal meeting to determine applicable fees*
CITY OF EAGLE 660 E. Civic Lane, Eagle, ID 83616 Phone#: (208) 939-0227 Fax: (208) 938-3854 Design Review Application *Please call prior to submittal meeting to determine applicable fees* FILE NO.: CROSS
More informationCHAPTER 8 LANDSCAPE REGULATIONS
CHAPTER 8 LANDSCAPE REGULATIONS Section 8.01 Intent. Landscaping is an essential element of the site design process, and is an important feature in promoting the public health, safety, comfort, general
More informationI Street, Sacramento, CA
REPORT TO PLANNING COMMISSION City of Sacramento 12 915 I Street, Sacramento, CA 95814-2671 To: Members of the Planning Commission PUBLIC HEARING March 10, 2011 Subject: El Dorado Savings Sign Variance
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 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 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 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 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 informationOCEAN BOULEVARD PLANNED DEVELOPMENT DISTRICT (PD-5)
OCEAN BOULEVARD PLANNED DEVELOPMENT DISTRICT (PD-5) Ordinance History: C-5562, 1982 The intent of the Planned Development Plan is to provide a framework to guide new development in a way that is sensitive
More informationHarmony Technology Park Third Filing, Second Replat Custom Blending, Project Development Plan/Final Development Plan - FDP #130021
ITEM NO FDP #130021 MEETING DATE July 23, 2013 STAFF Pete Wray ADMINISTRATIVE TYPE I HEARING STAFF REPORT PROJECT: APPLICANT: OWNER: Harmony Technology Park Third Filing, Second Replat Custom Blending,
More informationPLANNING COMMISSION. Agenda Item # 3
PLANNING COMMISSION Agenda Item # 3 CASE SUMMARY Special Use Permit MEETING: Planning Commission, October 6, 2010 CASE NO: SITE ADDRESS: PROPOSAL: PRESENTED BY: STAFF RECOMMENDATION: SU-4-1010 406 S. 21st
More informationPLANNING JUSTIFICATION REPORT
PLANNING JUSTIFICATION REPORT 55 DELHI STREET CITY OF GUELPH PREPARED FOR: VESTERRA PROPERTY MANAGEMENT PREPARED BY: LABRECHE PATTERSON & ASSOCIATES INC. SCOTT PATTERSON, BA, CPT, MCIP, RPP PRINCIPAL,
More informationPARISH OF ASCENSION OFFICE OF PLANNING AND DEVELOPMENT PLANNING DEPARTMENT
PARISH OF ASCENSION OFFICE OF PLANNING AND DEVELOPMENT PLANNING DEPARTMENT APPENDIX IX RECREATION VEHICLE PARK REGULATIONS Contents: 17-901. General Information, Procedures, and Process... 3 17-902. Recreational
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 informationDesign Guidelines for Residential Subdivisions
Design Guidelines for Residential Subdivisions Development Services 972-466-3225 cityofcarrollton.com This page intentionally left blank. Table of Contents Purpose... 1 Design Objectives... 1 Design Guidelines
More informationCITY PLANNING COMMISSION CITY OF NEW ORLEANS EXECUTIVE DIRECTOR. City Planning Commission Staff Report Executive Summary
CITY PLANNING COMMISSION CITY OF NEW ORLEANS MITCHELL J. LANDRIEU MAYOR ROBERT D. RIVERS EXECUTIVE DIRECTOR LESLIE T. ALLEY DEPUTY DIRECTOR City Planning Commission Staff Report Executive Summary Zoning
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 informationARTICLE RRCO RED ROCK CORRIDOR OVERLAY DISTRICT
ARTICLE 11.10 RRCO RED ROCK CORRIDOR OVERLAY DISTRICT (adopted 11/22/2011 MC16-116-11) SECTIONS: 11.10.01 Intent 11.10.02 Boundaries of District 11.10.03 Development Standards 11.10.04 Variance 11.10.01
More informationPART I-D BUFFERS AND LANDSCAPING REQUIREMENTS
District Regulations Of General Applicability ARTICLE IX PART I-D BUFFERS AND LANDSCAPING REQUIREMENTS 9-107 BUFFERS AND LANDSCAPING 9-107 A. General Landscaping and Maintenance Requirements. Except for
More informationAWH REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT
AWH REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT MAY 8, 2014 The Planning and Development Department hereby forwards to the Planning
More informationSITE PLAN REVIEW APPLICATION
SITE PLAN REVIEW APPLICATION CITY OF THE DALLES Community Development Department 313 Court Street The Dalles, OR 97058 (541) 296-5481, ext. 1125 Fax (541) 298-5490 www.ci.the-dalles.or.us Date Filed File#
More informationZONING AMENDMENT & PLANNED UNIT DEVELOPMENT STAFF REPORT Date: April 4, 2013
ZONING AMENDMENT & PLANNED UNIT DEVELOPMENT STAFF REPORT Date: April 4, 2013 NAME DEVELOPMENT NAME LOCATION DIP Exchange, LLC DIP Exchange, LLC 93 Sidney Phillips Drive (West side of Sidney Phillips Drive,
More information# Cog Circle Menards Project Review for Planning and Zoning Commission
#2012-114 4850 Cog Circle Menards Project Review for Planning and Zoning Commission Meeting Date: November 19, 2012 Request: Location: Acreage: Zoning: Surrounding Properties: Final PUD Amendment for outdoor
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 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 information(c) Certification of buffer plans. The MPC staff shall certify approved buffer plans to the zoning administrator for the issuance of permits.
Sec. 8-3066. Visual buffers and screening. (a) Generally. Buffers shall be provided as set forth herein to effectively protect all property from the adverse effects of adjacent land use activity of a more
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 informationRootstown Township Zoning Resolution 8/26/99. CHAPTER 430 Landscaping And Screening Requirements
430.01 Purpose. 430.02 Landscaping along the street frontage. 430.03 Screening and landscaping of parking lots 430.04 Screening and buffering when lot abuts a residential district. 430.05 Screening of
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 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 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 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 informationLANDSCAPE ORDINANCE PASADENA PLANNING DEPARTMENT (713) FAX (713)
LANDSCAPE ORDINANCE PASADENA PLANNING DEPARTMENT (713) 475-5543 FAX (713) 477-1072 ARTICLE X. LANDSCAPING OF NONRESIDENTIAL SITES* Sec. 9-195. Applicability. (a) This article shall apply to the following:
More information4.500 Preston Road Overlay District
Section 4.500 Preston Road Overlay District 2004 Zoning Ordinance 4.500 Preston Road Overlay District (ZC 98-29; Ordinance No. 98-9-12) 4.501 Purpose To provide appropriate design standards for the use
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 informationBE IT ORDAINED by the Board of Supervisors of Chesterfield County:
Attachment A AN ORDINANCE TO AMEND THE CODE OF THE COUNTY OF CHESTERFIELD, 1997, AS AMENDED, BY AMENDING AND REENACTING SECTIONS 19.1-52, 19.1-53, 19.1-236, 19.1-247, 19.1-253, 19.1-263, 19.1-341, 19.1-346,
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 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 information3.4 REL: Religious Use District
3.4 Intent - The s are established to promote and maintain the development facilities for divine worship within the Town of Plainfield. The development of religious facilities or the major expansion of
More informationUNIFIED DEVELOPMENT CODE
Zoning UNIFIED DEVELOPMENT CODE Regulates how land is used Sets dimensional requirements for structures Addresses all aspects of site development: accessory structures, temporary uses, parking, landscape,
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 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 informationPlanning & Zoning Commission Staff Report
Planning & Zoning Commission Staff Report Meeting Date: May 26, 2015 Drafted by: Katherine Harrison-Rogers CASE # Z2886 PROJECT NAME: APPLICANT/ REPRESENTATIVE: Shawna Runyan PROPERTY OWNER: 1840 (previously
More informationREPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento
REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 5 PUBLIC HEARING June 12, 2014 To: Members of the Planning and Design Commission Subject: Newman Center Sign (P14-017) A request to construct
More informationRequest for Decision. Recommendation. Presented: Monday, Jul 07, Report Date Friday, Jun 20, Type: Public Hearings
Presented To: Planning Committee Request for Decision Application for rezoning in order to permit a place of worship on a vacant lot zoned for C1, Local Commercial uses, Cam Street, Sudbury Sitiri Investments
More informationSTAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT
DATE: April 29, 2013 STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT 1100 Patricia Boulevard, Prince George, B.C., V2L 3V9 TO: FROM: SUBJECT: MAYOR AND COUNCIL JESSE DILL, PLANNER Development Variance
More information11 October 8, 2014 Public Hearing
11 October 8, 2014 Public Hearing APPLICANT: T-MOBILE NORTHEAST, LLC PROPERTY OWNER: DOMINION VIRGINIA POWER STAFF PLANNER: Graham Owen REQUEST: Conditional Use Permit (Wireless Communication Tower) ADDRESS
More informationStaff Report Bourbon County Joint Planning Office SPECIAL MEETING September 4, 2018
Staff Report Bourbon County Joint Planning Office SPECIAL MEETING September 4, 2018 Case Number: DVP 18-05 FINAL Applicant: Josh Cummins Location: Arlington Drive. Request: Car Dealer Parking Lot Zoning:
More informationEXHIBIT. PUD Written Description
EXHIBIT D PUD Written Description Krispy Kreme at Merrill Road PUD Revised 09-30-2013 City Development Number: I. PROJECT DESCRIPTION The subject property identified as Real Estate No.120466 0030 on Panel
More informationVenice Pumping Plant Dual Force Main Project Draft EIR
City of Los Angeles 5.9 LAND USE PLANS 5.9.1 Environmental Setting Venice Pumping Plant Dual Force Main Project Draft EIR The Project lies within the bounds of Los Angeles County and the City of Los Angeles.
More informationM E M O R A N D U M. Consider a recommendation of a site plan for Sherwin Williams, a proposed approximately 4,500 square-foot paint store.
M E M O R A N D U M Meeting Date: February 10, 2014 Item No. E- 8 To: From: Subject: Planning and Zoning Commission Cassie Harashe, Planner I Consider a recommendation of a Site Plan for Sherwin Williams,
More informationAPPENDIX E COUNTY ZONING REQUIREMENTS
APPENDIX E COUNTY ZONING REQUIREMENTS 362 Table E-1 - Regulatory Requirements for R-2, DR, and PRD Development Zone Minimum Lot Area or Building Site Area Minimum Lot Width Maximum Building Height Front-
More informationSTANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES
6 STANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES STANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES 6-1 Figure 6-1: Parking Stall Width 9 Stall
More informationCHAPTER 26 LANDSCAPING (Chapter added in its entirety 05-08)
CHAPTER 26 LANDSCAPING (Chapter added in its entirety 05-08) 26.01 DESCRIPTION AND PURPOSE. Landscaping is an important element of the use, development and preservation of land, and a significant factor
More informationPRELIMINARY CONDITIONAL USE SUBMITTAL CHECKLIST REQUIREMENTS
This checklist must accompany your submittal as the cover page. CONDITIONAL USE Application Submittal Checklist for PRELIMINARY AND FINAL APPROVAL Per Winter Park Land Development Code Sec. 58-90 PRELIMINARY
More informationRequest by Fareway Stores Inc. to Initiate Neighborhood Commercial Zoning Text Amendments
ITEM: 26_ Staff Report Request by Fareway Stores Inc. to Initiate Neighborhood Commercial Zoning Text Amendments BACKGROUND: August 14, 2018 Fareway has an interest in redeveloping the site of their Downtown
More informationThe broad range of permitted and special uses allowed in the district remain, but some descriptions have been clarified.
Memorandum To: Emily Fultz, AICP City Planner, City of Edwardsville From: Michael Blue, FAICP Principal, Teska Associates Date: January 24, 2019 RE: B-1 Zoning District Update A draft, updated B-1 Central
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 informationChapter 19.5 LANDSCAPING REQUIREMENTS
Chapter 19.5 LANDSCAPING REQUIREMENTS Sec. 19.5-1. Intent The intent of the landscaping requirements stated herein are as follows: To aid in stabilizing the environment's ecological balance by contribution
More informationPARISH OF ASCENSION OFFICE OF PLANNING AND DEVELOPMENT PLANNING DEPARTMENT. Joint Planning and Zoning Meeting
1. Call To Order 2. Roll Call of Members 3. Chairman's Comments PARISH OF ASCENSION OFFICE OF PLANNING AND DEVELOPMENT PLANNING DEPARTMENT Joint Planning and Zoning Meeting January 11, 2017 6:00 PM Courthouse
More informationThe purpose of the requirements in this Article is to provide for landscaping and screening of parking and other outdoor areas that will:
XIII. LANDSCAPING & SCREENING A. Purpose The purpose of the requirements in this Article is to provide for landscaping and screening of parking and other outdoor areas that will: 1. Protect residential
More informationCITY OF NORWALK ZONING COMMITTEE. November 13, 2012
PRESENT: STAFF: OTHERS: CITY OF NORWALK ZONING COMMITTEE Adam Blank, Chair; Emily Wilson; Jill Jacobson; Harry Rilling; James White; Michael Mushak; Joseph Santo (arrived at 8:25 p.m.) Michael Greene;
More informationPASCO COUNTY, FLORIDA INTEROFFICE MEMORANDUM. REFERENCES: Land Development Code, Zoning/Code Compliance. Section 306, Development Administrator
PASCO COUNTY, FLORIDA INTEROFFICE MEMORANDUM TO: Development Review Committee DATE: 3/25/10 FILE: ZN10-162 SUBJECT: Class II, Commercial Development Review - Village Market at Wesley Chapel Variance Requests
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 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 informationDirector, Community Planning, North York District
STAFF REPORT ACTION REQUIRED 36 and 37 Jane Osler Boulevard and 42 and 44 Cartwright Avenue Zoning By-law Amendment and Draft Plan of Subdivision Approval Applications - Preliminary Report Date: May 22,
More informationPLNPCM Carl s Jr. Commercial Parking Lot at Redwood Road and 1700 South
Staff Report PLANNING DIVISION COMMUNITY & NEIGHBORHOODS To: Salt Lake City Planning Commission From: Casey Stewart; 801-535-6260 Date: November 4, 2016 Re: PLNPCM2015-00874 Carl s Jr. Commercial Parking
More informationDEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA
DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA ZONING AND FUTURE LAND USE AREA STUDY AND TEXT STUDY REPORT Metairie Road from Ridgelake Drive to Arlington Drive Existing H-1, C-1, GO-1, and GO-2 Zoning
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 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 informationC-I-10. The effect of establishing a comprehensive site review as follows will: B. Reduce the cluttered aspects of current development by:
C-I-10 PART C SECTION I ARTICLE 10 GENERAL REGULATIONS PROJECT SITE REVIEW I. Purpose The effect of establishing a comprehensive site review as follows will: A. Protect streetscapes from projects that
More informationRezoning Petition Pre-Hearing Staff Analysis October 15, 2018
Rezoning Petition 2017-137 Pre-Hearing Staff Analysis October 15, 2018 REQUEST Current Zoning: R-3 (single family residential) Proposed Zoning: B-2(CD) (general business, conditional) LOCATION Approximately
More informationF. Driveways. Driveways which provide access to off-street parking or loading from public streets shall comply with the following:
Section 20.945.040 General Design Standards for Surface Parking Areas. A. Review Authority. Parking lot design and drainage shall be subject to review and approval of the City Transportation Manager. B.
More informationBOARD OF ADJUSTMENT MEETING CITY OF ST. PETE BEACH
BOARD OF ADJUSTMENT MEETING CITY OF ST. PETE BEACH 155 Corey Avenue St. Pete Beach, Florida Wednesday, 12/16/2015 2:00 p.m. Call to Order Pledge of Allegiance Roll Call 1. Changes to the Agenda Agenda
More information4 January 11, 2012 Public Hearing APPLICANT:
. 4 January 11, 2012 Public Hearing APPLICANT: MID-ATLANTIC AUTO PROPERTY OWNER: DZR, LLC STAFF PLANNER: Leslie Bonilla REQUEST: Conditional Use Permit (truck rental, automobile service, and automotive/bulk
More informationO Dell Parkway PUD Association, Inc. PO Box 1335
CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_14_06_F+MDevelopment_25BaconSt_sketch SKETCH PLAN REVIEW #SD-14-06 O DELL PARKWAY PUD DEPARTMENT OF PLANNING & ZONING Report preparation date: April
More informationP: Site Plan Approval
STAFF REPORT 2016-39P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, January 5, 2017 To: From: Re: Paul Luke, Plan Commission Chairperson Steve Marciani, AICP, Planning
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 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 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 informationExhibit A. 8:9 Scuffletown Rural Conservation District
Exhibit A 8:9 Scuffletown Rural Conservation District 8:9.1 Intent and Purpose The Scuffletown Rural Conservation (SRC) District is intended to provide for residential development that supports the development
More informationWide asphalt driveway abutting school property. garage built with incompatible materials, too close to park. incompatible fencing materials
Wide asphalt driveway abutting school property incompatible fencing materials garage built with incompatible materials, too close to park Lack of plantings as a buffer between private property and open
More informationPLANNING COMMISSION STAFF REPORT Legislative Item
PLANNING COMMISSION STAFF REPORT Legislative Item Manufacturing Districts Monument Sign Height Zoning Text Amendment PLNPCM2013-00197 Citywide August 28, 2013 Planning Division Department of Community
More informationHistoric District Commission Staff Report March 2 nd, 2016
Historic District Commission Staff Report March 2 nd, 2016 Page 1 of 28 ADMINISTRATIVE ITEMS / OLD BUSINESS: Approval of Minutes (1-6-16, 1-13-16) Administrative Approvals: 1. 687 Middle Street Misc. changes
More informationM E M O R A N D U M. Chair and Members of North West Planning Advisory Committee
Item 9.1.1 PO Box 1749 Halifax, Nova Scotia B3J 3A5 Canada M E M O R A N D U M TO: FROM: Chair and Members of North West Planning Advisory Committee Stephanie Salloum, Planner II DATE: June 26, 2017 SUBJECT:
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 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 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 informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of September 19, 2015 DATE: September 11, 2015 SUBJECTS: Outdoor Café at Citizen Burger Bar A. SP# 418 Site Plan Amendment to modify an approved
More information