Town Center Joint Commission Public Hearing #1: January 20, 2016

Size: px
Start display at page:

Download "Town Center Joint Commission Public Hearing #1: January 20, 2016"

Transcription

1 Town Center Joint Commission Public Hearing #1: January 20, 2016

2 PROCESS

3 PUBLIC HEARINGS Hearing 1 January 20 - Vision - Building height - Affordable Housing - Setbacks and massing Hearing 2 March 9 - Architectural standards - Streetscapes - Retail - Parking - Open space - Bonus height requirements Hearing 3 March 30 - Draft Code Recommendations (all topics included) - Comprehensive Plan Policies related to Town Center

4 VISION Draft Updated Town Center Vision Statement We envision a Town Center that will: Embody the small-town feel that residents love about Mercer Island. Be the heart of Mercer Island, a place that is beautiful and economically healthy, where residents will want to come to do business, shop, eat together, play and relax. Be pedestrian-friendly, with tree-lined streetscapes, wide sidewalks, storefronts with canopies, and cross-block connections that make it easy to walk around. Have ample parking, both on-street and off, and the ability to park once and walk to a variety of retail shops clustered along major streets. Be convenient and accessible to people of all ages and abilities, including pedestrians, bicyclists, transit users and motorists. Have inviting outdoor spaces with seating, greenery, water features, and art that offer settings for outdoor entertainment and special events as well as for quiet contemplation. Have a range of building types, styles and ages that reflect the evolution of the Town Center over time, with human-scaled buildings, varied height, set-backs and step-backs and attractive facades. Locate taller buildings on the north end and step down through the center to lower heights on the south end, bordering Mercerdale Park. Have a diversity of uses including retail shops, professional offices, personal and automobile services, lodging, recreational facilities, and a variety of restaurants, cafes, pubs and bakeries, providing the option to meet daily needs without traveling off-island. Offer a variety of housing options, including townhomes, condominiums and apartments attractive to families, singles, and seniors at a range of price points. Support public and private investment in existing properties, infrastructure, and marketing to help maintain longstanding businesses and attract new ones. VISION PRINCIPLES WE HAVE HEARD SO FAR 1. BE THE HEART of Mercer Island, where residents want tot shop, eat, play and relax together. 2. BE ACCESSIBLE to people of all ages and abilities. 3. BE CONVENIENT to enter, explore and leave with a variety of transportation modes. 4. BE WELL DESIGNED with public spaces that offer attractive settings for entertainments, relaxation and recreation. 5. BE DIVERSE with a range of building types and styles that acknowledge both the history and future of the island. 6. BE LOCAL providing businesses and services that meet everyday needs on the island. 7. BE HOME to a variety of housing options for families, singles and seniors.

5 SUBAREAS AND BUILDING HEIGHT Current Code Alternative A Alternative B Alternative X

6 AFFORDABLE HOUSING Problem: Many people who work in Mercer Island cannot afford to live here $44,124 $30,630 Example Salaries (King County, 2015) $46,963 $43,394 $38,769 $54,996 $29,004 $31,288 $25,659 $42,315 About 50% of Mercer Island jobs pay less than $35,000, reflecting the heavy focus on retail and services. Bookkeeper Bank Teller Teacher Hair Stylist (entry level) Auto Mechanic Carpenter Grocery Clerk Retail Food Prep Salesperson Worker Dental Assistant The Joint Commission is considering a requirement or incentives for affordable housing.

7 BUILDING HEIGHT Problem: Current 5 floor and 65 height limit allows too much flexibility limit allows of flex above typical floor heights Typical floor height 15 Typical floor height Consider: 1. Reducing max height from 65 to Prohibiting any single street facing façade taller than 60 (even on sloping site)

8 Current Example Approx 75 actual facade height (when construction is complete) 60 here proposed max facade height Base of facade Measure height from adjacent sidewalk level

9 VERTICAL STEPBACKS Problem: Current code allows facades with 5 story walls straight up from the sidewalk Proposed Hines project denied by the Design Commission Does Not Meet Current or Proposed Standard Consider: Prohibiting flat 5- story facades and require upper levels to step back

10 VERTICAL STEPBACKS 1. Simple Step back requirement 15 Street 15

11 VERTICAL STEPBACKS 2. Average Daylight Plane requirement Street 15

12 Examples What it Looks Like Meets Standard Doesn t Meet Standard

13 Examples What it Looks Like Meets Standard Doesn t Meet Standard

14 BLOCK FRONTAGE MASSING Problem: Large buildings create a solid mass along the sidewalk and green space is obscured from view Consider: 1. Require modulation of large facades to break up massing and add visual interest 2. Require throughblock pedestrian connections in key locations

15 MAJOR FACADE ARTICULATION 0 Larger buildings need more substantial articulated/ modulated features to break up the massing and add visual interest.

16 THROUGH BLOCK CONNECTIONS street street Through block connection street Breaks down mass Creates pedestrian circulation Ensures light and air

17 Current Example Ensure through block connections and green space remain open to the public?

18 PUBLIC HEARING Please sign in if you would like to speak 3 minutes per person The lights on the podium will indicate when you have 30 seconds left (yellow) and when your time is up (red) Begin by stating your name and address for the record Commissioners are here to listen and will not respond to comments The commission also encourages written comments: TownCenter@mercergov.org

Goal 1 - Retain and enhance Cherry Creek North s unique physical character.

Goal 1 - Retain and enhance Cherry Creek North s unique physical character. Introduction This document summarizes the proposed new zoning for the area of roughly bordered by University Boulevard, Steele Street, 3rd Avenue, and 1st Avenue. It provides a high-level review of the

More information

BUILDING HEIGHTS. The following diagram depicts the maximum allowable building height in a +3 zone.

BUILDING HEIGHTS. The following diagram depicts the maximum allowable building height in a +3 zone. BUILDING HEIGHTS The following diagram depicts the allowable building height in a +1 zone in an area with substantial topography. As the diagram demonstrates, the building has 4 floors (and would have

More information

Architectural Narrative Columbia & Hawthorn responds to its unique location as a gateway to Little Italy and the Bay in several ways. 1. The visual ch

Architectural Narrative Columbia & Hawthorn responds to its unique location as a gateway to Little Italy and the Bay in several ways. 1. The visual ch Architectural Narrative Columbia & Hawthorn responds to its unique location as a gateway to Little Italy and the Bay in several ways. 1. The visual character of the building is intended to symbolically

More information

BYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059

BYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059 Attachment 2 BYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059 WHEREAS Section 639 of the Municipal Government Act requires every municipality

More information

Community Advisory Committee (CAC) Meeting #7 West Anaheim Youth Center May 26, 2016

Community Advisory Committee (CAC) Meeting #7 West Anaheim Youth Center May 26, 2016 Community Advisory Committee (CAC) Meeting #7 West Anaheim Youth Center May 26, 2016 1 Project Team City: David Belmer Planning and Building Director Jonathan Borrego, AICP Planning Services Manager Gustavo

More information

4 DEVELOPMENT STANDARDS FOR

4 DEVELOPMENT STANDARDS FOR 4 DEVELOPMENT STANDARDS FOR RESIDENTIAL MIXED-USE PROJECTS This chapter presents standards for residential mixed-use projects in the Ashland-Cherryland Business District and the Castro Valley Central Business

More information

PLANNING COMMISSION. Study Session: Beach Boulevard Specific Plan Workshop

PLANNING COMMISSION. Study Session: Beach Boulevard Specific Plan Workshop PLANNING COMMISSION Study Session: Beach Boulevard Specific Plan Workshop Project Background Sustainable Communities Grant Funding Phase 1 Outreach: Improve the Boulevard A Specific Plan is a long-term

More information

SHAPING NEW BUILDINGS

SHAPING NEW BUILDINGS How does it look from the street? The proposed bulk controls result in more sky and light at the street level. Mid-rise Development No bulk controls Draft Plan Controls: Setbacks only Bigger Sky The streetwalls

More information

Appendix1,Page1. Urban Design Guidelines. Back to Back and Stacked Townhouses. DRAFT September 2017

Appendix1,Page1. Urban Design Guidelines. Back to Back and Stacked Townhouses. DRAFT September 2017 Appendix1,Page1 Urban Design Guidelines DRAFT September 2017 Back to Back and Stacked Townhouses Appendix1,Page2 Table of Contents 1 Introduction 1 1.1 Purpose 1 1.2 Urban Design Objectives 1 1.3 Building

More information

County Lot C Redevelopment

County Lot C Redevelopment County Lot C Redevelopment La Crosse County La Crosse, WISCONSIN 03.20.14 Orientation What is the purpose of this process? La Crosse County is exploring ways to maximize the value of Lot C by completing

More information

Public Review of the Slot Home Text Amendment

Public Review of the Slot Home Text Amendment Public Review of the Slot Home Text Amendment The proposed amendments to the Denver Zoning Code have been informed by the Slot Home Strategy Report. This document has been developed out of a robust process

More information

5.1 Site Planning & Building Form

5.1 Site Planning & Building Form 5 Built Form 5.1 Site Planning & Building Form Pearson Dogwood Policy Statement Site Planning & Building Form The redevelopment of Pearson Dogwood will create an attractive and sustainable urban community

More information

PROJECT DESCRIPTION STATION 1300

PROJECT DESCRIPTION STATION 1300 PROJECT DESCRIPTION STATION 1300 Introduction Several principles underpin Greenheart Land Company s design of Station 1300. Primary was to create a community resource: a place where people eat, shop, recreate,

More information

Kassner Goodspeed Architects Ltd.

Kassner Goodspeed Architects Ltd. Kassner Goodspeed Architects Ltd. 29 & State Street Developments Ltd. The Promenade at Robie South Case 20761: Application for Development Agreement Design Rationale The land assembly is a 1.3 Acre parcel

More information

The Cannery Marketplace Narrative. Purpose: Site Design Approach: Cannery Commerce District 10/18/2017

The Cannery Marketplace Narrative. Purpose: Site Design Approach: Cannery Commerce District 10/18/2017 The Cannery Marketplace Narrative Cannery Commerce District 10/18/2017 Purpose: A number of entitlements are being requested for the Cannery Marketplace inclusive of a Master Conditional Use Permit (Master

More information

Central Business District Core Ordinance

Central Business District Core Ordinance Central Business District Core Ordinance July 2, 2013 Urban Districts Map, Pembroke SGA CBC District Map (tentative) BACKGROUND 11/09 - Pembroke SGA Plan adopted. Goal: Encourage urban-style development

More information

MONROE WARD REZONING SUMMARY. October 2018

MONROE WARD REZONING SUMMARY. October 2018 MONROE WARD REZONING SUMMARY October 2018 WHY IS THE CITY REZONING MONROE WARD? In July of 2017 Richmond City Council adopted The Pulse Corridor Plan, a corridor-long planning document that outlines steps

More information

Project Team. Community Workshop Draft Specific Plan Review West Anaheim Youth Center September 4, /6/2018.

Project Team. Community Workshop Draft Specific Plan Review West Anaheim Youth Center September 4, /6/2018. Community Workshop Draft Specific Plan Review West Anaheim Youth Center September 4, 2018 Project Team City: David Belmer Planning and Building Director Susan Kim, AICP Principal Planner Gustavo Gonzalez,

More information

Draft Town Center Development and Design Guidelines w/placeholder graphics 11/21/15 Joint Commission Meeting

Draft Town Center Development and Design Guidelines w/placeholder graphics 11/21/15 Joint Commission Meeting CHAPTER 19.11 Sections 19.11.010 General 19.11.020 Town Center development-general. Land Uses 19.11.030 Nonconforming development Bulk Regulations 19.11.040 Building height. 19.11.050040 Significant ppublic

More information

38 th & Blake Height Amendments: Public Meeting #5 Building Design Comments July 13 th, 2016

38 th & Blake Height Amendments: Public Meeting #5 Building Design Comments July 13 th, 2016 38 th & Blake Height Amendments: Public Meeting #5 Building Design Comments July 13 th, 2016 Table 1 1. Require people-oriented ground floors 2. Preserve sunlight, views, and architectural variety 3. Treat

More information

DRAFT FOR DISCUSSION PURPOSES ONLY. Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes

DRAFT FOR DISCUSSION PURPOSES ONLY. Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes 1 Local Area Plan - Project Alignment Overview Directions Report, October 2008 (General Summary Of Selected

More information

Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT

Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT DIVISION 3.1 NEIGHBORHOOD CONTEXT DESCRIPTION...3.1-1 Section 3.1.1

More information

Rosslyn Sector Plan Implementation Zoning Ordinance Amendments. NAIOP Meeting April 13, 2016

Rosslyn Sector Plan Implementation Zoning Ordinance Amendments. NAIOP Meeting April 13, 2016 Rosslyn Sector Plan Implementation Zoning Ordinance Amendments NAIOP Meeting April 13, 2016 Agenda Background, Process & Schedule Preliminary Amendments to C-O Rosslyn Building Height & Step-backs Density

More information

Composition of traditional residential corridors.

Composition of traditional residential corridors. Page 1 of 7 St. Petersburg, Florida, Code of Ordinances >> PART II - ST. PETERSBURG CITY CODE >> Chapter 16 - LAND DEVELOPMENT REGULATIONS >> SECTION 16.20.060. CORRIDOR RESIDENTIAL TRADITIONAL DISTRICTS

More information

3.1 Existing Built Form

3.1 Existing Built Form 3.1 Existing Built Form There is a wide variety of built form in the study area, generally comprising 2 and 3 storey buildings. This stretch of Queen Street East is somewhat atypical of Toronto's main

More information

M E M O. September 14, 2017 Agenda Item #4. Planning Commission. David Goodison, Planning Director

M E M O. September 14, 2017 Agenda Item #4. Planning Commission. David Goodison, Planning Director September 14, 2017 Agenda Item #4 M E M O To: From: Planning Commission David Goodison, Planning Director Re: Preliminary review of an application for a mixed-use development proposed for 870 Broadway

More information

Richardson s TOD Experience From ULI Panel Report to Breaking Ground. September 8, 2011

Richardson s TOD Experience From ULI Panel Report to Breaking Ground. September 8, 2011 Richardson s TOD Experience From ULI Panel Report to Breaking Ground Presented to ULI Minnesota District Council Presented By: Gary Slagel President and CEO CapitalSoft Former Mayor, City of Richardson,

More information

The demolition required for the project came before the Landmark Preservation Commission (LPC) on November 3, 2016, where no action was taken.

The demolition required for the project came before the Landmark Preservation Commission (LPC) on November 3, 2016, where no action was taken. D E S I G N R E V I E W C O M M I T T E E S t a f f R e p o r t 2072 ADDISON STREET PRELIMINARY DESIGN REVIEW For Committee Discussion/ Majority Recommendation JULY 20, 2017 Design Review #DRCP2016-0002

More information

Table of Contents. Concept Plan Overview. Statement of Compliance with Design Guidelines. Statement of Compliance with Comprehensive Plan

Table of Contents. Concept Plan Overview. Statement of Compliance with Design Guidelines. Statement of Compliance with Comprehensive Plan Table of Contents Concept Plan Overview Statement of Compliance with Design Guidelines Statement of Compliance with Comprehensive Plan Developer s Program Market Objective Benefit to Local Businesses Benefit

More information

174 North King Street Workforce Housing Development Downtown Jackson, Wyoming

174 North King Street Workforce Housing Development Downtown Jackson, Wyoming 174 North King Street Workforce Housing Development Downtown Jackson, Wyoming Request for Proposals Release Date November 7, 2017 Information Session December 4, 2017 Submission Deadline February 9, 2018

More information

Crenshaw/LAX Transit Project Joint Development Fairview Heights Community Workshop #2 April 30, 2016

Crenshaw/LAX Transit Project Joint Development Fairview Heights Community Workshop #2 April 30, 2016 Crenshaw/LAX Transit Project Joint Development Fairview Heights Community Workshop #2 April 30, 2016 1 Agenda 1. Introduction 2. What is Joint Development? 3. Community Input Process 4. What We ve Heard

More information

CAN TRADITIONAL ZONING ACHIEVE OUR GOALS FOR DOWNTOWN ANN ARBOR?

CAN TRADITIONAL ZONING ACHIEVE OUR GOALS FOR DOWNTOWN ANN ARBOR? TRADITIONAL ZONING TRADITIONAL ZONING CAN TRADITIONAL ZONING ACHIEVE OUR GOALS FOR DOWNTOWN ANN ARBOR? A dense, mixed use core with flexible land uses A range of housing types and costs A walkable, pedestrian-oriented

More information

ARTICLE 5. COMMERCIAL AND OFFICE DISTRICTS 5.1 PURPOSE STATEMENTS 5.2 USES 5.3 DIMENSIONAL STANDARDS 5.4 DESIGN STANDARDS 5.5 DK DISTRICT STANDARDS 5

ARTICLE 5. COMMERCIAL AND OFFICE DISTRICTS 5.1 PURPOSE STATEMENTS 5.2 USES 5.3 DIMENSIONAL STANDARDS 5.4 DESIGN STANDARDS 5.5 DK DISTRICT STANDARDS 5 ARTICLE 5. COMMERCIAL AND OFFICE DISTRICTS 5.1 PURPOSE STATEMENTS 5.2 USES 5.3 DIMENSIONAL STANDARDS 5.4 DESIGN STANDARDS 5.5 DK DISTRICT STANDARDS 5.6 CU DISTRICT STANDARDS 5.7 SW DISTRICT STANDARDS THE

More information

The Town of Parker, Colorado

The Town of Parker, Colorado August 14th, 2017 Development Design Standards commercial, industrial, and mixed-use The Town of Parker, Colorado 2017 URBAN DESIGN ASSOCIATES Where we are in the process: Tasks 1 & 2: Listening and Understanding

More information

COMPLETE NEIGHBORHOODS AND HOUSING. Community Summit 02 February, 2012

COMPLETE NEIGHBORHOODS AND HOUSING. Community Summit 02 February, 2012 Lake Oswego Comprehensive Plan COMPLETE NEIGHBORHOODS AND HOUSING Community Summit 02 February, 2012 vision statement We have a wide variety of neighborhoods with high quality, attractive and compatible

More information

Ann Arbor Downtown Zoning Evaluation

Ann Arbor Downtown Zoning Evaluation Ann Arbor Downtown Zoning Evaluation Options Workbook ENP & Associates in cooperation with the City of Ann Arbor September, 2013 Photo Courtesy of Andrew Horne, February 9, 2013 Introduction Thank you

More information

LITTLE MOUNTAIN ADJACENT AREA REZONING POLICY

LITTLE MOUNTAIN ADJACENT AREA REZONING POLICY LITTLE MOUNTAIN ADJACENT AREA REZONING POLICY JANUARY 2013 CONTENTS 1.0 INTENT & PRINCIPLES...1 2.0 APPLICATION...2 3.0 HOUSING TYPES, HEIGHT & DENSITY POLICIES...3 3.1 LOW TO MID-RISE APARTMENT POLICIES...4

More information

Chapter DOWNTOWN ZONING DISTRICTS

Chapter DOWNTOWN ZONING DISTRICTS Chapter 20.14 Sections: 20.14.010 Purpose of the Downtown Zoning Districts 20.14.020 Land Use Regulations for Downtown Zoning Districts 20.14.030 Development Standards for Downtown Zoning Districts 20.14.010

More information

LAND USE AMENDMENT ITEM NO: 05

LAND USE AMENDMENT ITEM NO: 05 REPORT TO CALGARY PLANNING COMMISSION LAND USE AMENDMENT ITEM NO: 05 FILE NO: LOC2012-0069 CPC DATE: 2013 February 14 COUNCIL DATE: BYLAW NO: HILLHURST (Ward 7 - Alderman Farrell) ISC: Protected Page 1

More information

History of Broadview Avenue

History of Broadview Avenue History of Broadview Avenue Broadview Avenue was commissioned in 1799. It was originally called the Mill Road and subsequently Don Mills Road because of the mills and brickwork industries located in the

More information

COMMISSION ACTION FORM SUBJECT: ZONING TEXT AMENDMENT FOR LINCOLN WAY CORRIDOR PLAN DOWNTOWN GATEWAY COMMERCIAL ZONING DISTRICT STANDARDS

COMMISSION ACTION FORM SUBJECT: ZONING TEXT AMENDMENT FOR LINCOLN WAY CORRIDOR PLAN DOWNTOWN GATEWAY COMMERCIAL ZONING DISTRICT STANDARDS ITEM #: 7 DATE: _02-07-18 COMMISSION ACTION FORM SUBJECT: ZONING TEXT AMENDMENT FOR LINCOLN WAY CORRIDOR PLAN DOWNTOWN GATEWAY COMMERCIAL ZONING DISTRICT STANDARDS BACKGROUND: The Downtown Gateway area

More information

Jasper 115 Street DC2 Urban Design Brief

Jasper 115 Street DC2 Urban Design Brief Jasper 115 Street DC2 Urban Design Brief Greenlong Construction Ltd. Stantec Consulting Ltd. 2017 Overview The proposed rezoning application supports the development of two mixed-use high-rise buildings

More information

City of Coral Gables Planning and Zoning Staff Report

City of Coral Gables Planning and Zoning Staff Report City of Coral Gables Planning and Zoning Staff Report Applicant: Application: Public Hearing: Date & Time: Location: City of Coral Gables Zoning Code Text Amendment Giralda Plaza Overlay District Planning

More information

A New Zoning Code for a 21st Century Los Angeles

A New Zoning Code for a 21st Century Los Angeles A New Zoning Code for a 21st Century Los Angeles To create livable communities, encourage sustainable development and foster economic vitality, we need a modern and user-friendly zoning code we need to

More information

Yonge Street and 3 Gerrard Street East - Zoning Amendment Application - Preliminary Report

Yonge Street and 3 Gerrard Street East - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 363-391 Yonge Street and 3 Gerrard Street East - Zoning Amendment Application - Preliminary Report Date: May 22, 2015 To: From: Wards: Reference Number: Toronto and East York

More information

566 Hilson Ave & 148 Clare St., Ottawa Planning Rationale June 20 th, 2014 Prepared by Rosaline J. Hill, B.E.S., B.Arch., O.A.A.

566 Hilson Ave & 148 Clare St., Ottawa Planning Rationale June 20 th, 2014 Prepared by Rosaline J. Hill, B.E.S., B.Arch., O.A.A. 1 566 Hilson Ave & 148 Clare St., Ottawa Planning Rationale June 20 th, 2014 Prepared by Rosaline J. Hill, B.E.S., B.Arch., O.A.A. Site, Context and Zoning The proposed development is located on a 13,600

More information

Plan Dutch Village Road

Plan Dutch Village Road Plan Dutch Village Road Objective: The lands around Dutch Village Road are a minor commercial area that services the larger Fairview community. Maintaining the vibrancy of the area by planning for redevelopment

More information

VERTICAL MIXED USE DEVELOPMENT (Urban Village)

VERTICAL MIXED USE DEVELOPMENT (Urban Village) VERTICAL MIXED USE DEVELOPMENT (Urban Village) Overall Goal Statement Vertical Mixed Use (Urban Villages) have similar goals to Horizontal Mixed Use except densities are usually higher and projects frequently

More information

Potential Building 6-Storey (Allowable) 50' Shoulder ALEXANDER STREET. Evelyne Saller Centre Main Entrance. Rodan Lodge Entry Porch

Potential Building 6-Storey (Allowable) 50' Shoulder ALEXANDER STREET. Evelyne Saller Centre Main Entrance. Rodan Lodge Entry Porch DESIGN RATIONALE Potential Building 6-Storey (Allowable) 9th Floor Setback Historic Marr Hotel 4-Storey Building Form of Development and Public Realm The form of the building was initially dictated by

More information

Urban Design Brief (Richmond) Corp. 1631, 1635, 1639, 1643 and 1649 Richmond Street City of London

Urban Design Brief (Richmond) Corp. 1631, 1635, 1639, 1643 and 1649 Richmond Street City of London Urban Design Brief 1635 (Richmond) Corp. 1631, 1635, 1639, 1643 and 1649 Richmond Street City of London Site Plan Control Application Holding Provision Application April 1, 2015 Prepared for: Rise Real

More information

DEVELOPMENT STANDARDS FOR RESIDENTIAL PROJECTS RESIDENTIAL BUILDING TYPES: APPROPRIATE ZONES AND DENSITIES 2-1

DEVELOPMENT STANDARDS FOR RESIDENTIAL PROJECTS RESIDENTIAL BUILDING TYPES: APPROPRIATE ZONES AND DENSITIES 2-1 2 DEVELOPMENT STANDARDS FOR RESIDENTIAL PROJECTS RESIDENTIAL BUILDING TYPES: APPROPRIATE ZONES AND DENSITIES 2-1 This Chapter presents the development standards for residential projects. Section 2.1 discusses

More information

LAKE MERRITT STATION AREA PLAN

LAKE MERRITT STATION AREA PLAN LAKE MERRITT STATION AREA PLAN Emerging Plan Open House Summary October 2011 2 1 Introduction The City of Oakland, Bay Area Rapid Transit (BART), and the Peralta Community College District, through a grant

More information

To Download the Guidelines Document:

To Download the Guidelines Document: To Download the Guidelines Document: http://arvada.org/about-arvada/design-guideline-update-for-olde-town-arvada/ Design Guidelines and Standards for Olde Town Arvada To Download the Guidelines Document:

More information

722 WILLIAMSON STREET

722 WILLIAMSON STREET PROJECT DESCRIPTION The organizing principle of the design is a simple stepped massing that initially addresses urban context of Williamson Street; relating contextually to the height, mass, materials

More information

The summary of zoning regulations for each site is provided in the same order (and using the same names for each site) as the RFEI.

The summary of zoning regulations for each site is provided in the same order (and using the same names for each site) as the RFEI. Lincoln City Zoning/regulatory Overview This paper provides a summary of zoning regulations for the eight properties included in Lincoln City s Request for Expressions of Interest (RFEI). The complete

More information

MINOR VARIANCE REQUESTED:

MINOR VARIANCE REQUESTED: November 6 th, 2016 Committee of Adjustment 101 Centrepointe Dr. Ottawa, ON K2G 5K7 Re: 83 Hinton Avenue Ave. Applications for Minor Variances APPLICATION OVERVIEW The applicant proposes to construct a

More information

Land Use and Zoning Changes for Land Development Code Update

Land Use and Zoning Changes for Land Development Code Update Land Use and Zoning Changes for Land Development Code Update T2 T3 T4 T-5 Zoning District Urban Mixed-Use High Intensity Land Use February 25 th, 2014 T5 T6 COMMISSION DIRECTION ORIGINAL SCOPE OF SERVICES

More information

This exercise is designed to explore desirable building height and massing within certain areas of the plan area.

This exercise is designed to explore desirable building height and massing within certain areas of the plan area. This exercise is designed to explore desirable building height and massing within certain areas of the plan area. Focus Areas 1. East Seventh Street near the Pecan/Caswell intersection 2. Park Drive (around

More information

City of Tacoma Planning and Development Services

City of Tacoma Planning and Development Services Agenda Item D-5 City of Tacoma Planning and Development Services To: Planning Commission From: Brian Boudet, Manager, Planning Services Division Subject: Mixed-Use Centers Zoning Code Update Meeting Date:

More information

Chapter 3 - Land Use Regulations and Standards

Chapter 3 - Land Use Regulations and Standards STRATEGIC PLAN Chapter 3 - Land Use Regulations and Standards INTRODUCTION The following chapter outlines the key land uses and standards needed to meet the objectives depicted in the vision for the Camarillo

More information

History. Heart. Home.

History. Heart. Home. Summary of Elevations and Floor Plans History. Heart. Home. (802) 662-0162 www.hillsideatobrienfarm.com History. Hillside at O Brien Farm has been developed and built with integrity by the family who has

More information

Poughkeepsie City Center Revitalization Plan

Poughkeepsie City Center Revitalization Plan Purpose and Need Purpose Increase job and educational opportunities for all residents Maximize fiscal productivity of downtown land uses Diversify retail mix Eliminate surface and building vacancies Create

More information

City of Reno October 30, 2012 Draft Midtown Zoning Text Amendments 1

City of Reno October 30, 2012 Draft Midtown Zoning Text Amendments 1 Section 18.08.405 Regional Center and Transit Corridor Overlay Districts (i) SVTC South Virginia Street Transit Corridor Overlay Zoning District. (1) Applicability. This Section 18.08.405(l)'s standards

More information

Ashland Transit Triangle:

Ashland Transit Triangle: Ashland Transit Triangle: Strategic Approach to Implementation Fregonese Associates Inc. 12/19/16 Phase I of the Transit Triangle Study Conducted in the Fall of 2015 Tasks Completed: Market analysis Initial

More information

INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 9994

INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 9994 INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 9994 To the Mayor and Members of the City Council February 21, 2017 Page 1 of 1 SUBJECT: PROPOSED MIXED-USE AND URBAN RESIDENTIAL ZONING ORDINANCE TEXT AMENDMENT

More information

Puyallup Downtown Planned Action & Code Changes. January 10, 2017

Puyallup Downtown Planned Action & Code Changes. January 10, 2017 Puyallup Downtown Planned Action & Code Changes January 10, 2017 Purpose & Location Purpose Promote economic development and downtown revitalization Tools: Municipal Code amendments Change development

More information

Article 6. GENERAL URBAN (G-) NEIGHBORHOOD CONTEXT

Article 6. GENERAL URBAN (G-) NEIGHBORHOOD CONTEXT Article 6. GENERAL URBAN (G-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 6. GENERAL URBAN (G-) NEIGHBORHOOD CONTEXT DIVISION 6.1 NEIGHBORHOOD CONTEXT DESCRIPTION...6.1-1 Section

More information

VILLAGE CENTER ARLINGTON, VIRGINIA ADVISORY WORKING GROUP/ PLANNING COMMISSION FOR ORR PARTNERS 01/

VILLAGE CENTER ARLINGTON, VIRGINIA ADVISORY WORKING GROUP/ PLANNING COMMISSION FOR ORR PARTNERS 01/ VILLAGE CENTER ADVISORY WORKING GROUP/ PLANNING COMMISSION FOR ORR PARTNERS 01/21 PROJECT BACKGROUND 01 PAGE 02 01. PROJECT BACKGROUND 1 EXISTING CONDITIONS SITE 1 STREET VIEW 2 2 STREET VIEW PAGE 03 01.

More information

An ordinance amending Section of the Los Angeles Municipal Code by amending the Zoning map.

An ordinance amending Section of the Los Angeles Municipal Code by amending the Zoning map. ORDINANCE NO. An ordinance amending Section 12.04 of the Los Angeles Municipal Code by amending the Zoning map. THE PEOPLE OF THE CITY OF LOS ANGELES DO ORDAIN AS FOLLOWS: Section 1. Section 12.04 of the

More information

ZONING CITY ACREAGE PERCENT OF CITY ACREAGE TOTAL. Residential Low (RL) 1, % Residential Medium (RM) % Residential High (RH) 228.

ZONING CITY ACREAGE PERCENT OF CITY ACREAGE TOTAL. Residential Low (RL) 1, % Residential Medium (RM) % Residential High (RH) 228. PLANNING AND ECONOMIC DEVELOPMENT 200 NE Moe Street Poulsbo, Washington 98370 (360) 394-9748 fax (360) 697-8269 www.cityofpoulsbo.com plan&econ@cityofpoulsbo.com MEMO To: City Council and Mayor Erickson

More information

2.35 BVT G Bow Valley Trail General Commercial District [ ]

2.35 BVT G Bow Valley Trail General Commercial District [ ] 2.35 BVT G Bow Valley Trail General Commercial District [2014 07] 2.35.1 Purpose This district is intended to form the core of Canmore s visitor accommodation outside the resorts and provide a variety

More information

EAST WEST PARTNERS SCOTT MURRAY LAND PLANNING, INC.

EAST WEST PARTNERS SCOTT MURRAY LAND PLANNING, INC. WhyMixedUse? Trac Combiningresidentialdwellingswith workplace,shoppingandentertainmentcommercial developmentreducestheuseofautomobilesand encouragestheuseofalternativemethodsof transportation,includingpedestrian,bicycleandpublic

More information

PEDESTRIAN OVERLAY DISTRICT. November 6, 2013 Charlotte-Mecklenburg Planning Department

PEDESTRIAN OVERLAY DISTRICT. November 6, 2013 Charlotte-Mecklenburg Planning Department Midtown Morehead Cherry PEDESTRIAN OVERLAY DISTRICT November 6, 2013 Charlotte-Mecklenburg Planning Department Meeting Purpose To provide a background on the Pedestrian Overlay District Zoning text amendment

More information

Appendix C Built Form Guidelines

Appendix C Built Form Guidelines Appendix C Built Form Guidelines VAUGHAN METROPOLITAN CENTRE DRAFT SECONDARY PLAN CREATING A NEW DOWNTOWN 93 C.1 > BUILT FORM GUIDELINES The following annotated axonometric diagrams illustrate many of

More information

Waterfront Project Summary ATTACHMENT 3

Waterfront Project Summary ATTACHMENT 3 Waterfront Project Summary ATTACHMENT 3 Central North & Central ATTACHMENT 3 South Waterfront Areas View from the front of the Ferry Building, looking up Georgia Street of the proposed development of Parcel

More information

Code Update Process For: Downtown Neighborhood Conservation Buffer (NCB)

Code Update Process For: Downtown Neighborhood Conservation Buffer (NCB) Code Update Process For: Downtown Neighborhood Conservation Buffer (NCB) Code Update Objectives Retain and enhance our sense of place Strengthen compatibility and transition standards Promote individual

More information

UPDATE Board of Selectmen June 20, 2017

UPDATE Board of Selectmen June 20, 2017 MAPLE STREET I-1 AREA DRAFT ZONING BYLAW & DEVELOPMENT STANDARDS Town of Danvers, MA UPDATE Board of Selectmen June 20, 2017 The Danvers Team: Brovitz Community Planning & Design Dodson & Flinker Danvers

More information

Oceanfront Resort District

Oceanfront Resort District Oceanfront Resort District 2012 Update on the Oceanfront Form-Based Code Planning Commission Workshop 2/13/12 Background 2008 RASAP recommended FBC Began FBC work 2009 Introduced draft Code March 2011

More information

PLANNING RATIONALE REPORT CODEAU BUILDING LTD RIDEAU STREET OTTAWA DECEMBER 2013

PLANNING RATIONALE REPORT CODEAU BUILDING LTD RIDEAU STREET OTTAWA DECEMBER 2013 PLANNING RATIONALE REPORT CODEAU BUILDING LTD 541-545 RIDEAU STREET OTTAWA DECEMBER 2013 1 This report has been prepared on behalf of Codeau Building Ltd. in support of a Zoning By-law Amendment Application

More information

X.1 PURPOSE AND APPLICABILITY

X.1 PURPOSE AND APPLICABILITY X.1 PURPOSE AND APPLICABILITY X.1.1 TOD Districts Generally The purpose of the Transit Oriented Development (TOD) Districts is to create higher intensity, compact, and mixed use development around existing

More information

forwarddallas! Development Code Amendments Approach Quality of Life Committee Briefing June 11, 2007

forwarddallas! Development Code Amendments Approach Quality of Life Committee Briefing June 11, 2007 1 forwarddallas! Development Code Amendments Approach Quality of Life Committee Briefing June 11, 2007 2 Project Background The forwarddallas! Comprehensive Plan provides the foundation and launching pad

More information

Development Standards

Development Standards Development Standards 3.0 DEVELOPMENT STANDARDS This chapter outlines detailed development standards for a number of potential prototypes that could be used for residential, commercial, and office development.

More information

Compatible-Scale Infill Housing (R-2 Zones) Project

Compatible-Scale Infill Housing (R-2 Zones) Project Project Scope: A targeted amendment to the regulations for building bulk/height in the R-2 zones. Objectives: Allow more housing opportunities in the R-2A, R-2D, and R-2M zones, while ensuring the height

More information

Rezoning Petition Pre-Hearing Staff Analysis April 15, 2019

Rezoning Petition Pre-Hearing Staff Analysis April 15, 2019 Rezoning Petition 2018-132 Pre-Hearing Staff Analysis April 15, 2019 REQUEST Current Zoning: R-3 (single family residential) Proposed Zoning: MUDD-O (mixed use development, optional) with five-year vested

More information

Executive Summary Conditional Use

Executive Summary Conditional Use Executive Summary Conditional Use HEARING DATE: APRIL 19, 2012 Date: April 11, 2012 Case No.: 2011.1420 C Project Address: 1266 9 th Avenue Zoning: Inner Sunset NCD (Neighborhood Commercial District) 40-X

More information

PUD Zoning Framework

PUD Zoning Framework PUD Zoning Framework PUD Zoning Framework Purpose Development Review Process Site Plan Review Process Planned Unit Developments (PUD) are tools for dealing with special situations or accomplishing certain

More information

Upper Dublin Public Library. Master Plan Presentation for: 520 Virginia Drive

Upper Dublin Public Library. Master Plan Presentation for: 520 Virginia Drive Master Plan Presentation for: 520 Virginia Drive May 22, 2018 Design Presentation Agenda Master Plan Design for 520 Virginia Drive Existing Conditions & Opportunities Project Goals Site Plan & Floor Plans

More information

Richmond Street West - Zoning Amendment Application - Preliminary Report

Richmond Street West - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 457-457 Richmond Street West - Zoning Amendment Application - Preliminary Report Date: March 10, 2017 To: From: Wards: Reference Number: Toronto and East York Community Council

More information

TOWNSHIP ZONING ORDINANCE PETERS TOWNSHIP PLANNING DEPARTMENT JUNE, E. McMURRAY ROAD McMURRAY, PA 1531 (724)

TOWNSHIP ZONING ORDINANCE PETERS TOWNSHIP PLANNING DEPARTMENT JUNE, E. McMURRAY ROAD McMURRAY, PA 1531 (724) EXECUTIVE PROPOSED SUMMARY PETERS Summary: Peters Township Zoning Ordinance TOWNSHIP ZONING ORDINANCE JUNE, 2017 PETERS TOWNSHIP PLANNING DEPARTMENT 610 E. McMURRAY ROAD McMURRAY, PA 1531 (724) 942-5005

More information

Anacortes, WA. 718 commercial ave. FOR lease. 2,320 +/- sf retail space in a 10,820 +/- sf building. Located in historic downtown Anacortes

Anacortes, WA. 718 commercial ave. FOR lease. 2,320 +/- sf retail space in a 10,820 +/- sf building. Located in historic downtown Anacortes 718 commercial ave Anacortes, WA FOR lease 2,320 +/- sf retail space in a 10,820 +/- sf building Located in historic downtown Anacortes Frontage on Commercial Ave alongside four other retail spaces Zoned

More information

STAFF REPORT PLN December 9, 2013

STAFF REPORT PLN December 9, 2013 Page: 1 TO: SUBJECT: PREPARED BY AND KEY CONTACT: SUBMITTED BY: GENERAL MANAGER APPROVAL: CHIEF ADMINISTRATIVE OFFICER APPROVAL: GENERAL COMMITTEE PROPOSED INTENSIFICATION NODE AND CORRIDOR ZONES A. SHAIKH,

More information

DEPARTMENT OF COMMUNITY PLANNING, HOUSING AND DEVELOPMENT Planning Division

DEPARTMENT OF COMMUNITY PLANNING, HOUSING AND DEVELOPMENT Planning Division DEPARTMENT OF COMMUNITY PLANNING, HOUSING AND DEVELOPMENT Planning Division #1 Courthouse Plaza, 2100 Clarendon Boulevard, Suite 700 Arlington, VA 22201 TEL 703.228.3525 FAX 703.228.3543 www.arlingtonva.us

More information

Truax Park Apartments

Truax Park Apartments Truax Park Apartments Master Planning and Site Development Study Prepared by The Community Development Authority of the City of Madison In association with SMITH & SMITH ASSOCIATES, Inc CONSTRUCTION COST

More information

PARRAMORE OAKS FRAMEWORK PLANNED DEVELOPMENT

PARRAMORE OAKS FRAMEWORK PLANNED DEVELOPMENT PARRAMORE OAKS FRAMEWORK PLANNED DEVELOPMENT Presented by Mark Cechman, AICP Paul S. Lewis, FAICP Review Process Pre- Application meeting August 11, 2016 Attended by representatives of: City Planning Transportation

More information

Sedro woolley, WA 720 MURDOCK ST. FOR sale. 14,500 +/- sf office building with 8,500 +/- sf unfinished basement space on 0.

Sedro woolley, WA 720 MURDOCK ST. FOR sale. 14,500 +/- sf office building with 8,500 +/- sf unfinished basement space on 0. 720 MURDOCK ST Sedro woolley, WA FOR sale 14,500 +/- sf office building with 8,500 +/- sf unfinished basement space on 0.27 +/- AC Former City Hall built in 1930 Located in the Downtown Sedro Woolley core

More information

Please visit to learn more about these proposed overlay zone districts.

Please visit  to learn more about these proposed overlay zone districts. Denver Zoning Code Text Amendment #2 River North Design Overlay District (DO-7) 38th and Blake Station Area Incentive Overlay District (IO-1) PUBLIC REVIEW 10/20/17 This document contains the first redlined

More information

PLANNING COMMISSION REPORT Regular Agenda -Public Hearing Item

PLANNING COMMISSION REPORT Regular Agenda -Public Hearing Item PDP-13-00518 Item No. 3B- 1 PLANNING COMMISSION REPORT Regular Agenda -Public Hearing Item PC Staff Report 2/24/14 ITEM NO. 3B PRELIMINARY DEVELOPMENT PLAN FOR HERE @ KANSAS; 1101 INDIANA ST (SLD) PDP-13-00518:

More information

880 P Street, NW CityMarket at O Phase 2 West Apartments

880 P Street, NW CityMarket at O Phase 2 West Apartments 880 P Street, NW 7TH STREET 8TH STREET 9TH STREET P STREET LOCATION 880 P ST (PHASE 2) HOTEL BY OTHERS PHASE 1 PHASE 1 PHASE 1 880 P Street is in the heart of Washington, DC s historic Shaw neighborhood,

More information

Missing Middle Housing in Practice

Missing Middle Housing in Practice Missing Middle Housing in Practice Daniel Parolek Principal, Opticos Design, Inc. dan@opticosdesign.com New Partners for Smart Growth Kansas City, MO 2013 1 Bungalow Courts Missing MIddle Housing 2012

More information

Urban Design Brief 6233, 6237, 6241 and 6245 Main Street, Stouffville Pace Savings and Credit Union June 15, 2012

Urban Design Brief 6233, 6237, 6241 and 6245 Main Street, Stouffville Pace Savings and Credit Union June 15, 2012 Pace Savings and Credit Union June 15, 2012 1.0 Introduction 3 2.0 The Proposal 4 3.0 Site and Development Context 5 4.0 Planning Background 7 5.0 Design Rationale 8 5.1 Limited Opportunities 5.2 Overall

More information