The demolition required for the project came before the Landmark Preservation Commission (LPC) on November 3, 2016, where no action was taken.
|
|
- Neal Wheeler
- 5 years ago
- Views:
Transcription
1 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 #DRCP to demolish an existing one-story commercial building and allow construction of a new seven-story mixed use building with 66 dwelling units, ground-floor commercial space, and underground parking. I. Introduction This project is located on the south side of Addison Street, between Milvia Street and Shattuck Avenue. This parcel is located in the C-DMU, Commercial Mixed Use, zoning district, in the area. The demolition required for the project came before the Landmark Preservation Commission (LPC) on November 3, 2016, where no action was taken. This project was before the Design Review Committee (DRC) for Preliminary Design Review in December 2016 were it was continued. The summary from that meeting is further below in this report for your reference. It is returning to the DRC for Continued Preliminary Design Review. II. Background The proposed project is the construction of a new seven-floor mixed-use building. The ground floor would contain one ground floor commercial space, as well as the residential entry, a garage entrance and parking lift system, and required circulation space. The parking would be for both the residents as well as for the commercial tenant. The upper six floors would contain 66 residential units. The roof would feature a large roof terrace for the residents use, space for solar panels, a stair and mechanical housing, and a decorative cupola. The project would provide dense downtown housing close to employment, transportation, shopping, and entertainment. The design will feature sustainable and durable 2120 Milvia Street, Berkeley, CA Tel: TDD: Fax:
2 2072 ADDISON STREET DESIGN REVIEW COMMITTEE Page 2 of 9 July 20, 2017 materials and building assemblies, consistent with Berkeley s Green policies and requirements for new building in the Mixed-Use Zoning District. III. Project Setting A. Neighborhood/Area Description: This site is located within, and is surrounded by, the C-DMU Mixed Use Commercial zoning district, area. The project is adjacent to commercial and office buildings on the east and west. The Jazz School and Berkeley Repertory Theater are directly across the street on Addison, and Freight and Salvage Coffee House is a few buildings west of the subject site. The project site is currently used as a 24 Hour Fitness gym. See Table 1 below for more detailed Land Use Information. Figure 1: Vicinity Map 2072 Addison Street Note: double hatching represents sites with Historic Resources
3 DESIGN REVIEW COMMITTEE 2072 ADDISON July 20, 2017 Page 3 of 9 Table 1: Land Use Information Location Existing Use Zoning District General Plan Designation Subject Property 24 Hour Fitness C-DMU Surrounding North The Jazz School, Berkeley C-DMU Properties Repertory Theater South Commercial, mixed use C-DMU East Revival Bar and Kitchen, C-DMU mixed use West Commercial, office C-DMU
4 2072 ADDISON STREET DESIGN REVIEW COMMITTEE Page 4 of 9 July 20, 2017 Table 2: Development Standards Standards for 2072 Addison Street BMC Sections 23E Existing Proposed Permitted/ Required Lot Area (sq. ft.) 10,230 10,230 Not regulated Gross Floor Area (sq. ft.) Total Floor Area 10,230 61,452 Not regulated Commercial Floor Area 10,230 1,500 +/- Not regulated Residential Floor Area 0 56,810 Not regulated Floor Area Ratio 1 6 Not regulated Dwelling Units Building Height Building Setbacks (ft.) Total 0 66 Not regulated Affordable N/A 0 20% of total moderate income Maximum (ft.) w/use Permit Maximum (ft.) w/ roof equipment rooms & architectural elements N/A w/aup Stories (above ground) 1 7 Not regulated Front Rear min. Left Side 0 0 Right Side 0 0 Usable Open Space (sq. ft.) 0 5,342 Privately-Owned Public Open Space (sq. ft.) 0 0 Parking Commercial (auto) 0 7 Residential (auto) ft. from frontage 5 65 ft. from frontage 80 per dwelling unit 1 per 50 commercial floor area 1.5 spaces per 1K sq. ft. of commercial area 1 space per 3 dwelling units Motorcycle 0 0 Not regulated Bicycle 0 Will comply 1 per 2K sq. ft. of commercial floor area
5 DESIGN REVIEW COMMITTEE 2072 ADDISON July 20, 2017 Page 5 of 9 IV. Project Description A. Requested Use Permits This development proposal is subject to Use Permit approval by the Zoning Adjustments Board in accordance with multiple provisions of the Berkeley Municipal Code (BMC). At this time, staff has identified the following permit requirements: Use Permit under BMC Section 23C Paragraph A to demolish a commercial building Administrative Use Permit under BMC Section 23E Paragraph C to construct rooftop equipment and rooms greater than district height limit Use Permit under BMC Section 23E to construct a mixed use building Use Permit under BMC Section 23E Paragraph A to construct a building greater than 60 feet in average height Use Permit under BMC Section 23E Paragraph B to reduce required building setbacks B. Density Bonus Information This development proposal does not include below-market rate housing and it will be subject to the City s Affordable Housing Mitigation Fee Ordinance if approved. C. CEQA Determination: Anticipated categorical exemption under of the California Environmental Quality Act (CEQA) Guidelines ( In-Fill Development Projects ). V. Design Review Guidelines Following are several key guidelines in the Design Guidelines which relate closely to this project. Frontages, Setbacks, and Heights Maintain a continuous zero-setback build-to-line at the ground floor at the edge of all streets where commercial and higher levels of activity is anticipated. Consider massing alternatives that would reduce shadow impacts on streets and relate new construction to the scale of nearby buildings, such as use of upper-story setbacks. Maintain and reinforce s historic street-wall at the property line. Upper floor setbacks are desirable above 60 feet. Consider how the building s form and orientation can take advantage of sun and shade to appropriately heat and cool the building. Respect the height of neighboring buildings, and provide a sense of continuity and enclosure which avoids abrupt changes in height. Open Spaces Provide new open spaces which are deliberately planned, designed, and located to be usable.
6 2072 ADDISON STREET DESIGN REVIEW COMMITTEE Page 6 of 9 July 20, 2017 Configure new buildings so they enframe and define open spaces, and so building inhabitants face and observe the open spaces. Use drought-tolerant plants that require little or no irrigation, and avoid plants that require pesticides or high levels of maintenance, such as is recommended in the Bay-Friendly Basics Landscape Checklist. Consider using landscaping to cool open spaces and building air intake manifolds. Consider ways to re-use rainwater for landscape irrigation, or cooling fountains or water walls. Retain rainwater to promote infiltration and slow site run-off. Encourage green roofs, especially green roofs that can also be used as outdoor amenities by building residents. BUILDING DESIGN Facades Reflect and reinforce the scale, massing, proportions, rhythm and attention to detailing which are established by the facades of Landmark and Significant buildings. Except for recessed entries, a majority of the storefront should be at the property line, and other recessed portions should not detract from streetwall continuity. Incorporate elements which break up façade planes and create a visual play of light and shadow. Avoid long, uninterrupted horizontal surfaces. Consider the use of bay windows, balconies and architectural projections. Vertical divisions of ground and upper floors should be consistent. Generally maintain a cornice that projects horizontally between the ground floor (and its mezzanines) and upper stories. Architecturally distinguish the ground floor from the upper façade, to form a visual base for the building. Create an intimate scale for the pedestrian environment. Architecturally distinguish the upper façade from the top of the façade to provide a visual termination for the building. Generally maintain a cornice that projects horizontally at the top of the 5 th floor, or near the top of the buildings that are less tall. Maintain the typical rhythm of structural bays and enframed storefronts of feet spacing at ground level, in order to enhance visual continuity with existing buildings and pedestrian scale. Curtain walls, if used, should be designed with rhythm, patterns and modulation to be visually interesting. Articulate side and rear facades in the manner compatible with the design of the front façade. Avoid large blank wall surfaces on side and rear facades which are visible from public areas. Include architectural features such as awnings, canopies, and recessed entries that can protect pedestrians from inclement weather. Window should comprise 25-50% of upper facades visible from public areas, and should reflect the rhythm, scale, proportion, and detailing of upper windows of Landmark and Significant buildings.
7 DESIGN REVIEW COMMITTEE 2072 ADDISON July 20, 2017 Page 7 of 9 Roof Forms Generally accompany windows with light shelves, overhangs or deep recesses to shade the window during the summer which providing solar access into the building during the winter. Photovoltaic panels should either be integrated within the overall composition of facades, such as by serving as awnings or light shelves, or they should be screened from view. Frame windows and use light shelves and other articulation to emulate the rhythm, scale, and reveal (shadow) or traditional buildings. Consider the design of rooftops that may be viewed from above. Reduce glare and make rooftop equipment more attractive. Provide a termination to the top of the building in a way that complements and enhances the character of the building and the. Materials Use high quality, durable materials which enhance the building and convey a sense of permanence. Materials should be compatible with those used on nearby Landmark and Significant buildings, and should have a similar level of detailing Use high-quality detailing for new and replacement materials. Use materials which are easily cleaned, and will not be permanently damaged by graffiti. The street frontage for this project is designated as required public serving frontage (refer to figure 43 in the 2012 Guidelines) At least one publicly-accessible street-level entrance to be provided for every 40 feet along a street facing frontage. Any remainder exceeding 30 feet shall also have a publicly-accessible street-level entrance. No two entrances shall be separated by more than 50 feet. Clear glass shall comprise at least 60% of the street facing façade where it is between 3 feet and 8 feet above elevation of adjacent sidewalk The design of the ground floor shall be visually open to pedestrians such that the design should enable the main activities of the proposed use to be carried out towards the front of the space. A complete set of the downtown design guidelines can be found online at: VI. Issues and Analysis A. Changes Since Previous Submittal: Neighborhood Context / Building Height Proposed building is now seven stories as the mezzanine level in the previous submittal is now a full floor of residential units.
8 2072 ADDISON STREET DESIGN REVIEW COMMITTEE Page 8 of 9 July 20, 2017 This project site is within the Plan Area and in a vibrant active area with varied building heights. It is in the Arts Overlay District and changes to the garage entrance are in response to the existing art plaques located in the Public Right-ofway in front of this site. The street frontage for this project is also designated as required public serving frontage. See above for specific requirements located in the Design Guidelines. Garage Entrance / Ground Floor Changes Applicant has met with Civic Arts Staff to go over any restrictions associated with the art plaques in the Public Right-of-way in front of this parcel on Addison. In response to that feedback, the applicant redesigned the ground floor plan so that the garage entrance is located in the middle of the façade with only minimal shifting of some of the plaques required. Setbacks / Massing Proposed massing still has a strong street wall presence at the property line on Addison Street with arched recessed entrances for the main residential lobby and the commercial space. Two windows facing east, in upper recesses on the top two residential floors add interest and scale as seen from Shattuck. Encroachments/ Bay Design North elevation has been simplified with two similar bays spaced equally from the center on the Addison façade. An encroachment permit from Public Works is required for the proposed encroachment. Materials Exterior materials proposed still feature stamped metal siding, as well as a concrete base and decorative cornices. The applicant will bring details and material samples to the meeting. Open Space Design Open space for the residents is still located on the roof and now has increased seating area in the northeast corner where the previous submittal had shown a sloped roof. Proposed seating areas are shown on the roof plan, Sheet A2.03. The applicant does reference specific palm trees in attached letter. Bike Parking is located on the ground level at the end of the entrance lobby, near the elevators. B. Issues for Discussion: Massing / Bay Design Ground Floor / Garage Entrance Design Façade Design Materials Open Space VII. Recommendation Staff recommends that the Committee discuss the issues outlined above and give the applicant feedback on the building details and material palette for the next review. Attachments: 1. Project Plans, received July 7, Applicant Response Letter, received July 7, 2017
9 DESIGN REVIEW COMMITTEE 2072 ADDISON July 20, 2017 Page 9 of 9 Staff Planner: Anne Burns, aburns@ci.berkeley.ca.us, (510)
1935 ADDISON STREET PRELIMINARY DESIGN REVIEW
D E S I G N 1935 ADDISON STREET PRELIMINARY DESIGN REVIEW 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 For Committee Discussion/ Majority Recommendation APRIL 18, 2013 Design Review #12-30000064
More information739 Channing Way PRELIMINARY DESIGN REVIEW
739 Channing Way PRELIMINARY DESIGN REVIEW 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 For Majority Recommendations SEPTEMBER 21, 2017 Design Review #DRCP2017-0005 to construct two
More information2200 FIFTH STREET PRELIMINARY DESIGN REVIEW
PRELIMINARY DESIGN REVIEW 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 For Committee Discussion/ Majority Recommendation OCTOBER 20, 2016 Design Review #DRCP2016-0006 of the construction
More informationGoal 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 informationMEMORANDUM. I1 District Industrial Living Overlay District 110,703 square feet / 2.54 acres
Department of Community Planning & Economic Development 250 South 4th Street, Room 300 Minneapolis, MN 55415-1385 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Peter Crandall,
More informationComposition 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 informationZ O N I N G A D J U S T M E N T S B O A R D S t a f f R e p o r t FOR BOARD ACTION MARCH 31, Berkeley Way UC Press Building
Z O N I N G A D J U S T M E N T S B O A R D S t a f f R e p o r t FOR BOARD ACTION MARCH 31, 2015 2120 Berkeley Way UC Press Building Use Permit #ZP2015-0153 to renovate an existing three-story, 22,864-
More information652 Lockhaven Drive, Pacifica, CA Shattuck Avenue, B100 Berkeley, CA 94704
L A N D M A R K S P R E S E R V A T I O N C O M M I S S I O N S t a f f R e p o r t FOR ADVISORY COMMENT OCTOBER 07, 2010 Staff Level Design Review Application (DR#10-30000052) to install two (2) halo-lit
More informationArchitectural 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 informationUrban 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 informationA DJUSTMENTS. A. Zoning Permits Required: Use Permit to construct a dwelling unit, as required by BMC Section 23D
Z O N I N G A DJUSTMENTS B O A R D S t a f f R e p o r t FOR BOARD ACTION AUGUST 14, 2008 2421 Ninth Street Use Permit 05-10000084 to construct a two-story 1,766 sq. ft., detached dwelling unit at the
More informationChapter 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 information900 BURRARD STREET CD-1 GUIDELINES (BY-LAW NO. 6421) (CD-1 NO. 229) CONTENTS. 1 Application and Intent... 1
50 City of Vancouver Land Use and Development Policies and Guidelines Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 F 604.873.7344 fax 873.7060 planning@city.vancouver.bc.ca 900 BURRARD STREET
More informationA DJUSTMENTS. C. Parties Involved: Applicant/Owner Church Divinity School of the Pacific, 2451 Ridge Rd., Berkeley, 94709
Z O N I N G A DJUSTMENTS B O A R D S t a f f R e p o r t FOR BOARD ACTION APRIL 10, 2008 2451 Ridge Road Use Permit #04-10000066 to demolish rear portion of existing seminary chapel and construct new chapel
More informationA. Land Use Designations: General Plan: Downtown Zoning: Downtown Mixed Use (Core)/ Arts District Overlay C-DMU/ADO
Z O N I N G A DJUSTMENTS B O A R D S t a f f R e p o r t FOR BOARD ACTION NOVEMBER 30, 2017 2072 Addison Street Use Permit #2016-0020 to demolish a one-story commercial building, and to construct a seven-story,
More informationAppendix1,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 informationD. Applicant: Muhammad A. Nadhiri, Axis Development Group, 580 California Street, 16 th Floor, San Francisco, CA 94104
2701 Shattuck Avenue Z O N I N G A D J U S T M E N T S B O A R D S t a f f R e p o r t FOR BOARD PREVIEW AUGUST 8, 2013 Use Permit #12-10000039 to construct a 30,079 sq. ft., five story, 60-foot tall,
More informationA. Land Use Designations: General Plan: LDR Low Density Residential Zoning: R-1H Single Family Residential - Hillside Overlay
Z O N I N G A D J U S T M E N T S B O A R D S t a f f R e p o r t FOR BOARD ACTION FEBRUARY 26, 2015 1229 Oxford Street Use Permit #UP2014-0009 to 1) add a 1,171 square-foot third story which would result
More informationDAVIDSON PLANNING ORDINANCE AMENDMENTS AFTER SEPTEMBER 2009 SECTION 9
AMENDMENT ADOPTED 6/12/2012 Section 9.1.3.3.1 Wall Murals Entire Section Added: 9.1.3.3.1 Wall Murals DAVIDSON PLANNING ORDINANCE AMENDMENTS AFTER SEPTEMBER 2009 SECTION 9 Exterior wall murals are only
More informationCAN 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 informationARTICLE 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 informationMEETING OF: June 3, Tom Beil, Goring and Straja Architects
L A N D M A R K S P R E S E R V A T I O N C O M M I S S I O N N o t i c e o f D e c i s i o n MEETING OF: June 3, 2010 Property Address: 2222 Harold Way Also Known As: Armstrong University Action: Structural
More information3.1 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 information8 Maybeck Twin Drive Use Permit ZP# to construct a new, three-story, 2,557-square-foot single-family dwelling on a vacant lot.
Z O N I N G A D J U S T M E N T S B O A R D S t a f f R e p o r t FOR BOARD ACTION FEBRUARY 9, 2017 8 Maybeck Twin Drive Use Permit ZP#2016-0097 to construct a new, three-story, 2,557-square-foot single-family
More informationArticle 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 informationThe 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 informationWilson Bridge Corridor Zoning. Department of Planning & Building
Wilson Bridge Corridor Zoning Department of Planning & Building Background: Wilson Bridge Road Corridor Study The City conducted a strategic study of one of the community s primary economic centers, the
More information2. The modification is consistent with the objectives of this chapter.
DRAFT February 11, 2009 BMC 20.28 Infill Housing 20.28.010 Purpose. This chapter establishes special development regulations for a series of housing forms that are different than the traditional detached
More informationLINVILL, C P PINK, D A EDWARDS, B P MITCHELL, L P KAHN, C P JENSON, K P CLARKE, T P
Planning and Development Department Land Use Planning Division ACTION SUMMARY FOR DESIGN REVIEW COMMITTEE MEETING September 21, 2017 7:00 PM LINVILL, C P PINK, D A EDWARDS, B P MITCHELL, L P KAHN, C P
More informationBYLAW 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 information4 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 informationLITTLE 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 informationA DJUSTMENTS. C. Parties Involved: Applicant/Owner: Guy Supawit, on the behalf of Wat Mongkolratanaram, 1911 Russell Street, Berkeley CA
1911 Russell Street Z O N I N G A DJUSTMENTS B O A R D S t a f f R e p o r t FOR BOARD ACTION APRIL 24, 2008 Use Permit #07-10000040 to 1) construct a 16 by 24 Buddha Sanctuary and create four off-street
More informationA DJUSTMENTS. B. Permits Requested Pursuant to State Density Bonus Law:
Z O N I N G A DJUSTMENTS B O A R D S t a f f R e p o r t FOR BOARD ACTION MARCH 13, 2008 2398 Bancroft Way Use Permit #06-10000140 to demolish student-oriented religious assembly building and construct
More informationCity 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 informationAppendix 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 informationARTICLE 4: SCHEDULE OF DISTRICT, USE AND SETBACK REGULATIONS
Page 1 of 48 City of Hollywood Zoning and Land Development Regulations 4.6.I Beach Community Redevelopment Districts. 1. Purpose. To establish development standards for the Beach Community Redevelopment
More informationChair to close public hearing. Review Deadline: 60 Days: 8/18/ Days: 10/17/2017
Planning Commission Meeting Date: July 19, 2017 Agenda Item 3A 3A The Elmwood Major Amendment to Section 36-268-PUD 8 Case No.: Location: Applicant: Owner: Recommended Action: 17-21-PUD 5605 West 36 th
More informationKassner 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 informationArticle 2. Rules of Interpretation
Article 2. Rules of Interpretation Article 2. Rules of Interpretation Sec. 2.1. Building Types 2.1.1. Building Type Descriptions... 2-2 Sec. 2.2. Rules Applicable to all Districts 2.2.1. Site... 2-5 2.2.2.
More informationA. Land Use Designations: General Plan: Single-Family Residential Zoning: R-1H, Single-Family Residential, Hillside District
Z O N I N G A D J U S T M E N T S B O A R D S t a f f R e p o r t FOR BOARD ACTION SEPTEMBER 9, 2010 2956 Shasta Road Appeal of the Zoning Officer s decision to approve Administrative Use Permit #09-20000088
More informationMINOR 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 informationAdvisory Design Panel Report For the Meeting of February 27, 2019
Advisory Design Panel Report For the Meeting of February 27, 2019 To: Advisory Design Panel Date: February 15, 2019 From: Subject: Moira Wilson, Senior Planner - Urban Design 952 Johnson Street and 1400
More informationAllowing for a 3 off-street parking stall reduction.
DISTRICT OF SQUAMISH REPORT TO: Council FOR: Business PRESENTED: July 17 th, 2007 FILE: DP No. 268 FROM: SUBJECT: Planning Department Development Permit No. 268 38144 Cleveland Avenue Recommendation: THAT
More informationWALNUT CREEK DESIGN REVIEW COMMISSION STAFF REPORT. AGENDA: July 6, 2016 ITEM 4b.
WALNUT CREEK DESIGN REVIEW COMMISSION STAFF REPORT Attachment 3 AGENDA: July 6, 2016 ITEM 4b. ORIGINATED BY: COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT PLANNING PROJECT NAME APPLICATION TYPE APPLICATION
More informationPLANNING COMMISSION AGENDA REPORT. Proposed Five-Story, 50-Unit Multiple-Family Building at 4856 El Camino Real
Meeting Date: September 20, 2018 PLANNING COMMISSION AGENDA REPORT Subject: Prepared by: Initiated by: Zachary Dahl, Planning Services Manager Applicant and Owner Mircea Voskerician, LuxOne LLC Attachments:
More informationYonge 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 informationJasper 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 informationBOROUGH OF HOPATCONG ORDINANCE No
BOROUGH OF HOPATCONG ORDINANCE No. 10-2014 AN ORDINANCE OF THE BOROUGH OF HOPATCONG, SUSSEX COUNTY, NEW JERSEY TO ADOPT A FORM BASED CODE AS AN OVERLAY DISTRICT AFFECTING PORTIONS OF THE B-1 AND R-1 ZONING
More informationDurant Ave., Berkeley
Page 1 of 6 Attachment: 2121-2123 Durant Ave., Berkeley Proposed Project Analysis for New Construction Prepared for: Kahn Design Associates 1810 6 th Street Berkeley, CA. 94710 19 December 2014 Revised
More informationTABLE OF CONTENTS. Chapters and Sections
TABLE OF CONTENTS Chapters and Sections Chapter 9.02 Permits and Approvals [Addition]... 1 9.02.090 Administrative variances.... 1 Chapter [New]... 1 9.07.091 Purpose and Intent... 1 9.07.092 Applicability...
More informationSTAFF DESIGN REVIEW RESIDENTIAL BUILDING APPLICATION SUPPLEMENT
STAFF DESIGN REVIEW RESIDENTIAL BUILDING APPLICATION SUPPLEMENT OFFICIAL USE ONLY Case #: Received By: Master File #: Project Planner: Date: Related Cases: Single Family, including Townhomes (ln-fill housing
More informationTOWNSHIP OF EVESHAM ORDINANCE NO
TOWNSHIP OF EVESHAM ORDINANCE NO. 14-6-2018 ORDINANCE OF THE TOWNSHIP OF EVESHAM AMENDING CHAPTER 160, THE ZONING CODE OF THE TOWNSHIP OF EVESHAM TO CREATE A NEW ZONE TO BE KNOWN AS THE WORKFORCE AFFORDABLE
More information6 COMMERCIAL DISTRICTS
6 COMMERCIAL DISTRICTS 6.1 FABRICATION (FAB)...265 Description 265 Intent 266 Purpose 266 Applicability 266 Development Review 266 Building Types 266 Building Components 271 Building Design Standards 275
More informationPotential 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 informationCITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES
CITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES Development Services Department Planning and Permitting Adopted August 15, 2005 SMALL LOT SINGLE FAMILY HOME GUIDELINES A. Purpose and Applicability.
More informationth Avenue NW Early Design Guidance Meeting - SDCI # EDG Meeting
- Proposed New Residential Construction Project (SDCI #3024352) 1 SEATTLE DESIGN REVIEW Date of EDG Meeting Early Design Guidance Meeting 1 PROJECT SUMMARY The proposed project consists of 74 residential
More informationInfill & Other Residential Design Review
Infill & Other Residential Design Review December 2018 Infill and Other Residential Design Review applies to projects that are located within the Infill Regulations District, on properties immediately
More informationPREPARED FOR: ADI DEVELOPMENT GROUP INC.
Acronym Urban Design and Planning/Mark Sterling Consulting Inc. 111 Clendenan Avenue, Toronto, Ontario M6P 2W7 URBAN DESIGN BRIEF PROPOSED DEVELOPMENT 4880 VALERA ROAD, CITY OF BURLINGTON PREPARED FOR:
More informationPLANNING COMMISSION STAFF REPORT
106 William Avenue PC Meeting: 8/26/14 Agenda Item: 3 PLANNING COMMISSION STAFF REPORT DATE: August 26, 2014 RE: DR/FAR 14-26, Geoffrey Butler, Applicant; House Properties 77 LLP, Property Owner; 106 William
More informationCOMMISSION 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 informationPeter Street and 357 Richmond Street West - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 122-128 Peter Street and 357 Richmond Street West - Zoning Amendment Application - Preliminary Report Date: March 11, 2016 To: From: Wards: Reference Number: Toronto and East
More informationCHAPTER MFR 22 Multi-Family Residential
CHAPTER 19.28 MFR 22 Multi-Family Residential Sections: 19.28.010 PURPOSE 19.28.020 PERMITTED USES 19.28.030 USES SUBJECT TO A CONDITIONAL USE PERMIT 19.28.040 PERMITTED ACCESSORY USES 19.28.050 PROHIBITED
More informationMEMORANDUM. B4S-2 Downtown Service District DP Downtown Parking Overlay District 42,390 square feet / 0.97 acres. DMNA; adjacent to North Loop
Department of Community Planning & Economic Development 0 South th Street, Room 00 Minneapolis, MN -8 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Janelle Widmeier, Senior
More informationncd zoning overlay regulations
ncd zoning overlay regulations Special Design Standards to apply to development in the Glen Lennox Area Neighborhood Conservation District-8C The following Design Standards shall apply to all development
More informationCambridge Planning Board Zoning Submission Overview 7/25/2017
Cambridge Planning Board Zoning Submission Overview 7/25/2017 Agenda 1. Introduction and Process to Date 2. Zoning Petition Overview 3. Conceptual Site Plans and Renderings 2 Planning Board Hearings Hearing
More informationInternational Village By-law No (Being a By-law to Amend By-law 3575, being the Zoning and Development By-law)
Zoning and Development By-law Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 F 604.873.7344 fax 604.873.7060 planning@vancouver.ca CD-1 (265) International Village By-law No. 6747 (Being a By-law
More informationDEVELOPMENT 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 informationZ O N I N G A DJUSTMENTS B O A R D
Z O N I N G A DJUSTMENTS B O A R D S t a f f R e p o r t FOR BOARD ACTION JULY 12, 2018 2501-2509 Haste Street/2433 Telegraph Avenue El Jardin Use Permit Modification #ZP2018-0091 to modify approved Use
More information40-58 Widmer Street - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 40-58 Widmer Street - Zoning Amendment Application - Preliminary Report Date: April 19, 2013 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
More informationKENECT DENVER 2136 LAWRENCE OPTIONAL CONCEPT REVIEW ARAPAHOE SQUARE DESIGN ADVISORY BOARD FEBRUARY 20, 2018
KENECT DENVER 2136 LAWRENCE OPTIONAL CONCEPT REVIEW ARAPAHOE SQUARE DESIGN ADVISORY BOARD FEBRUARY 20, 2018 INDEX 1 2 3 4 5 6 7 8 9 10 12 13 Index Page Project Introduction Summary Building Character Context
More informationSELLWOOD MORELAND IMPROVEMENT LEAGUE 8210 SE 13th AVENUE, PORTLAND, OR STATION CHURCH
SELLWOOD MORELAND IMPROVEMENT LEAGUE 8210 SE 13th AVENUE, PORTLAND, OR 97202 STATION 503-234-3570 CHURCH 503-233-1497 May 10, 2017 Dear Mr. Graves: The Sellwood-Moreland Improvement League (SMILE) is providing
More informationShattuck Avenue
Z O N I N G A D J U S T M E N T S B O A R D S t a f f R e p o r t FOR BOARD ACTION OCTOBER 22, 2015 2319-2323 Shattuck Avenue ZP2015-0114 to modify Use Permit #06-10000148 to permit the payment of an affordable
More informationMARKET & OCTAVIA AREA PLAN FUNDAMENTAL DESIGN PRINCIPLES
SAN FRANCISCO PLANNING DEPARTMENT FOR BUILDING MASSING AND ARTICULATION The way we experience a building is determined largely by its massing and articulation. Buildings in most San Francisco neighborhoods
More informationPROJECT 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 informationARTICLE 909. PD 909. PD 909 was established by Ordinance No , passed by the Dallas City Council on April 23, (Ord.
ARTICLE 909. PD 909. SEC. 51P-909.101. LEGISLATIVE HISTORY. PD 909 was established by Ordinance No. 29330, passed by the Dallas City Council on April 23, 2014. (Ord. SEC. 51P-909.102. PROPERTY LOCATION
More informationDRAFT 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 information1950 ADDISON. Berkeley, CA December 17, Design Reivew. Westwood BayRock Addison, L.P. c/o BayRock Multifamily, LLC
Page 1 of 38 1950 ADDISON Berkeley, CA Design Reivew c/o BayRock Multifamily, LLC Vicinity Map Drawing list Project team Martin Luther Jr. Way 1911 Addison 1915 Addison 1912 Addison Existing Residential
More information3005 Bloor Street West and 14 Humbervale Boulevard - Official Plan and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 3005 Bloor Street West and 14 Humbervale Boulevard - Official Plan and Zoning Amendment Applications - Preliminary Report Date: March 10, 2018 To: From: Wards: Reference Number:
More information50 and 52 Finch Avenue East - Official Plan and Zoning By-law Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 50 and 52 Finch Avenue East - Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: August 16, 2016 To: From: Wards: Reference Number: North York
More information5, 7 and 9 Dale Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 5, 7 and 9 Dale Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: September 15, 2016 To: From: Wards: Reference Number: Toronto
More informationZ O N I N G A DJUSTMENTS B O A R D
Z O N I N G A DJUSTMENTS B O A R D S t a f f R e p o r t FOR BOARD ACTION NOVEMBER 8, 2018 59 The Plaza Drive Use Permit #ZP2018-0164 to alter an existing three-story, 6,520 square-foot, single-family
More informationChapter SPECIAL USE ZONING DISTRICTS
Chapter 20.20 Sections: 20.20.010 Urban Transition (U-T) Zoning District 20.20.020 Planned Development (P-D) Zoning Districts 20.20.010 Urban Transition (U-T) Zoning District A. Purpose. The purpose of
More informationCITY OF VANCOUVER POLICY REPORT DEVELOPMENT AND BUILDING
P2 CITY OF VANCOUVER POLICY REPORT DEVELOPMENT AND BUILDING Report Date: May 1, 2007 Author: Michael Naylor Phone No.: 604.871.6269 RTS No.: 06621 VanRIMS No.: 11-3600-10 Meeting Date: May 15, 2007 TO:
More informationAnacortes, 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 informationPublic 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 information20 Edward Street Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 20 Edward Street Zoning Amendment Application - Preliminary Report Date: January 20, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
More informationRigoberto Calocarivas, Multicultural Institute, 1920 Seventh St., Berkeley, CA 94710
Z O N I N G A D J U S T M E N T S B O A R D S t a f f R e p o r t FOR BOARD ACTION JANURARY 26, 2012 1920 Seventh Street Use Permit #11-10000043 to construct a two-story, 452 sq. ft. addition to the south
More informationBethesda Downtown Design Advisory Panel Submission Form
Bethesda Downtown Design Advisory Panel Submission Form PROJECT INFORMATION Project Name File Number(s) Project Address Plan Type Concept Plan Sketch Plan Site Plan APPLICANT TEAM Primary Contact Architect
More informationPlan 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 informationSedro 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 informationAccessory Coach House
Updated July 2018 Accessory Coach House Development Permit Guidelines 1 Accessory Coach House Development Permit Guidelines Zoning Bylaw, 1995 DIVISION VII C. Contents Part I General Reglations 1 Introduction
More informationPlanning Commission June 25, Lincoln Boulevard
Purpose Float Up Review Inform Planning Commission and public about the proposed project concept; Opportunity to review and discuss the concept plans, and to provide feedback about the project design,
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.: 10 Date: 06-28-18 Park Potomac: Site Plan Amendment No. 82004015N Benjamin Berbert, Planner
More informationCoding For Places People Love Main Street Corridor District
Coding For Places People Love Main Street Corridor District 1) Scope a) District boundaries are assigned according to the District Boundary Map. b) The Primary Retail Corridor is assigned according to
More informationMEMORANDUM. C3A District Shoreland Overlay District 32,055 square feet / 0.74 acres. West Calhoun, adjacent to Cedar-Isles-Dean
Department of Community Planning & Economic Development 250 South 4th Street, Room 300 Minneapolis, MN 55415-1385 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Peter Crandall,
More information66 Isabella Street Rezoning Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 66 Isabella Street Rezoning Application - Preliminary Report Date: November 15, 2010 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community
More information1615 EDGEWATER DRIVE, SUITE 180 ORLANDO, FL T: /F: Memorandum
1615 EDGEWATER DRIVE, SUITE 180 ORLANDO, FL 32804 T: 407-975-1273/F: 407-975-1278 Memorandum To: Erik Bredfeldt, Planning and Development Services Department Director CC: Scott Wright; Ralph Hilliard;
More information1417, , 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 1417, 1421-1425, 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: March 24, 2015 To: From: Wards: Reference Number:
More information5 to 25 Wellesley Street West and 14 to 26 Breadalbane Street - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 5 to 25 Wellesley Street West and 14 to 26 Breadalbane Street - Zoning Amendment Application - Preliminary Report Date: May 16, 2013 To: From: Wards: Reference Number: Toronto
More information