PLANNING COMMISSION. Study Session: Beach Boulevard Specific Plan Workshop

Size: px
Start display at page:

Download "PLANNING COMMISSION. Study Session: Beach Boulevard Specific Plan Workshop"

Transcription

1 PLANNING COMMISSION Study Session: Beach Boulevard Specific Plan Workshop

2 Project Background Sustainable Communities Grant Funding Phase 1 Outreach: Improve the Boulevard A Specific Plan is a long-term planning document that guides land use and development

3 Purpose The intent of this Plan is to create a new, tailored and flexible regulatory environment, land use plan, development incentives, and streetscape enhancements to improve conditions along Beach Boulevard and attract economic investment to the area

4 Community Outreach Preliminary Outreach (Community Outreach Report) Community Advisory Committee Meetings Pop-up Events Stakeholder Interviews Developer Roundtable Property and Motel Owner Workshops Online Engagement High School Outreach Project Unveiling Community Meeting Planning Commission and City Council Workshops

5 Draft Specific Plan Chapter 1: Introduction Chapter 2: Themes, Vision, & Guiding Principles Chapter 3: Context Chapter 4: The Plan Chapter 5: Administration & Implementation Appendix A: Development Code B: Community Outreach Summary C: Preliminary Market Analysis and Motel Demand Study D: Sustainability Existing Conditions Report

6 Introduction (Chapter 1)

7 Key Themes and Vision (Chapter 2)

8 Guiding Principles (Chapter 2)

9 Context (Chapter 3)

10 The Plan (Chapter 4) Areas of Change Development Areas Development and Design Regulation Permitted Uses Corridor Design Concepts Branding Outdoor Places

11 Areas of Potential Change Motel Sites Mixed-Use Areas 39 Commons (Westgate) Corners of Lincoln and Beach

12 Proposed Development Areas Max. Max.

13 Residential Low-Medium (R-LM) Allows for a range of housing types, including attached single-family townhouses, duplex or triplex buildings, courtyard housing, and mobile home parks. DEVELOPMENT STANDARDS Max. DU/AC 18 Max. Height Residential Low-Medium 40 3 Stories Anacapa Pacific Sunset Estates

14 Residential Medium (R-M) Allows for a variety of housing types, including townhomes, courtyard housing, and stacked flats. Turnberry, Anaheim The Domain, Anaheim Pradera, Anaheim Parker Collection, Buena Park

15 Residential Medium (R-M) DEVELOPMENT STANDARDS Max. DU/AC 36 Max. Height Min. Rear Setback Residential Medium 40 3 Stories 30 abutting interior property line, adjacent to single-family residential

16 Residential Design Standards DESIGN STANDARDS Residential Low-Medium and Residential Medium Additional 3 rd floor stepbacks of 10 from singlefamily Placement of windows to minimize views to private yards Convenient pedestrian access to Beach Blvd. Buildings must front or side onto roadway Ground floor to be elevated above sidewalk Building design standards: materials, roof pitch, windows Porches, balconies, bay window encouraged for eyes on street

17

18 Mixed-Use Medium (MU-M) Allows flexibility in zoning for parcels that could transition from strip commercial uses to residential or a mix of residential, commercial, and office development. Allows residential in either a standalone or mixed-use configuration. Belmont Court, Bellflower Auburn, Irvine City Walk at Vantis, Aliso Viejo The Boulevard, Anaheim

19 Mixed-Use Medium (MU-M)

20 Mixed-Use High (MU-H) Allows a mix of residential and commercial uses in vertical or horizontal site configuration. The intent of this designation is to create a dynamic environment. This development area is also required to integrate public and private open space amenities. Gateway Apartments, Anaheim Boardwalk, Huntington Beach Uptown Village, Anaheim (under construction)

21 Mixed-Use High (MU-H)

22 Mixed-Use Design Standards

23

24 Neighborhood Commercial (NC) Provides for the daily shopping, dining, and service commercial needs of the Beach Boulevard area. Allowed uses include retail and services such as grocery stores, specialty shops, small retail stores, hair salons, dry cleaners, restaurants, and coffee houses. DEVELOPMENT STANDARDS Max. FAR 0.35 Min. Lot Area Max. Height Recreational Leisure Area Neighborhood Commercial 1 acre if adjacent to single-family Standards for open space/ plazas

25 Regional Commercial (RC) Intended to serve a larger market than Neighborhood Commercial areas. Allows for large-scale commercial uses, restaurants, entertainment, and hospitality uses that serve a broad area, including the tourism market.

26 Regional Commercial (RC)

27 Commercial Design Standards

28

29

30 Permitted and Prohibited Uses Appendix A: Development Code Development Code: Permitted by Right, CUP, Minor CUP, Prohibited Residential Uses CUP required for residential-only projects in MU-M and MU-H Non-Residential Uses Focus is on prohibited uses: Bail Bonds, Check Cashing, Pawn Shops, Vape Sales, Alcohol Sales (Off-sale), Carwashes, Gas Stations, Auto Repair, Auto Sales, Used Merchandise Limit operations during late hours (12am 5am): Convenience Stores, Restaurants, Drive-throughs, Retail Sales Hotels/Motels: Hotels are permitted with CUP in MU-H and R-C; Motels, including adaptive reuse, are prohibited

31 Frontages Corridor Design Concepts Shopfront Forecourt Stoop Terrace Porch

32 Corridor Design Concepts Beach Boulevard Cross Section

33 Corridor Design Concepts Plant Palette and Planting Pattern

34 Corridor Design Concepts Undergrounding Utilities and Streetlights In City s 5-year Undergrounding Plan Streetlight improvements

35 Revitalization Concepts

36 Branding Efforts Highway 39 Coalition Go Human Open Streets Events 2016 Westminster Go Human Event

37 Outdoor Places & Parks

38 Outdoor Places & Parks

39 Administration & Implementation (Chapter 5)

40 Administration & Implementation (Chapter 5) Beach Boulevard Initiative Adopted by City Council in September 2016 Accelerates revitalization Sale of Westgate (39 Commons) and purchase of 3.6 acres for mixed-use Established the Economic Development Fund Provides flexibility in fees for preferred uses New economic development team Help business locate, grow, and prosper along Beach Boulevard

41 Administration & Implementation (Chapter 5) Implementation Action Plan Economic Development Actions Mobility and Streetscape Actions Identity and branding Actions Infrastructure Actions Sustainability Actions

42 EIR Review Period EIR and Specific Plan Review 45 day review period ends October 8 th View the Specific Plan and EIR on-line: Submit comments to: Gus Gonzalez Senior Planner Mail: 200 S. Anaheim Boulevard, MS162, Anaheim, CA 92805

43 Next Steps City Council Workshop September 25 th Council Chamber City Hall, Time TBD City Council Hearing Tuesday, November 13 th (Tentative) Council Chamber City Hall, 5:00 Planning Commission Hearing Monday, October 29 th (Tentative) Council Chamber City Hall, 5:00

44 Questions

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

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

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

12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report

12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report Date: July 17, 2014 To: From: Wards: Reference Number: North

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

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

Future Land Use Categories & Nodes December 23, Future Land Use Categories

Future Land Use Categories & Nodes December 23, Future Land Use Categories Future Land Use Categories & Nodes December 23, 2015 A note regarding nodes: Descriptions for nodes are located in the general recommendations handout. Node locations are set in part by the Auburn Interactive

More information

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

Town Center Joint Commission Public Hearing #1: January 20, 2016 Town Center Joint Commission Public Hearing #1: January 20, 2016 PROCESS PUBLIC HEARINGS Hearing 1 January 20 - Vision - Building height - Affordable Housing - Setbacks and massing Hearing 2 March 9 -

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

WELCOME! TO THE UNIVERSITY ENDOWMENT LANDS BLOCK F PUBLIC OPEN HOUSE

WELCOME! TO THE UNIVERSITY ENDOWMENT LANDS BLOCK F PUBLIC OPEN HOUSE WELCOME! TO THE UNIVERSITY ENDOWMENT LANDS BLOCK F PUBLIC OPEN HOUSE The UEL & Block F What is the UEL? Site Location The University Endowment Lands (UEL) is a separate jurisdiction from the City of Vancouver

More information

8 TH STREET UPDATE & NEXT STEPS. January 6, 2016 Regroup meeting of PAB and LDC Economic Development Working Group

8 TH STREET UPDATE & NEXT STEPS. January 6, 2016 Regroup meeting of PAB and LDC Economic Development Working Group 8 TH STREET UPDATE & NEXT STEPS January 6, 2016 Regroup meeting of PAB and LDC Economic Development Working Group Agenda Welcome & Introductions Process Overview and Timeline 2011-2016 Proposed Direction:

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

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

GATEWAY DISTRICTS DRAFT ZONING & DEVELOPMENT STANDARDS City of Portsmouth, NH

GATEWAY DISTRICTS DRAFT ZONING & DEVELOPMENT STANDARDS City of Portsmouth, NH GATEWAY DISTRICTS DRAFT ZONING & DEVELOPMENT STANDARDS City of Portsmouth, NH PLANNING BOARD WORKSHOP June 22, 2017 Brovitz Community Planning & Design HOUSING INITIATIVES Portsmouth 2025 Master Plan (2017)

More information

Chapter URBAN VILLAGE ZONING DISTRICTS

Chapter URBAN VILLAGE ZONING DISTRICTS Chapter 20.16 Sections: 20.16.010 Purpose of the Urban Village Zoning Districts 20.16.020 Land Use Regulations for the Urban Village Zoning Districts 20.16.030 Development Standards & Guidelines for the

More information

COMMERCIAL ELEMENT AND CODE ENFORCEMENT

COMMERCIAL ELEMENT AND CODE ENFORCEMENT COMMERCIAL ELEMENT AND CODE ENFORCEMENT The Commercial Element identifies and describes the existing characteristics that are desired by the neighborhood. The existing conditions will determine appropriate

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

TABLE OF CONTENTS. Chapters and Sections

TABLE 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 information

City of North Richland Hills Transit Oriented Development Code

City of North Richland Hills Transit Oriented Development Code City of North Richland Hills Transit Oriented Development Code Section 118-561. Purpose and Intent: The purpose of the Transit Oriented Development (TOD) Code is to support the development of the community

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

Appendix D MOUNTAIN PARK SPECIFIC PLAN EXPLANATION OF PROPOSED DEVELOPMENT STANDARDS

Appendix D MOUNTAIN PARK SPECIFIC PLAN EXPLANATION OF PROPOSED DEVELOPMENT STANDARDS 1. BACKGROUND Appendix D MOUNTAIN PARK SPECIFIC PLAN EXPLANATION OF PROPOSED DEVELOPMENT STANDARDS This Specific Plan is regulatory and serves as zoning for all areas within the Mountain Park Specific

More information

City of North Richland Hills Transit Oriented Development Code

City of North Richland Hills Transit Oriented Development Code Section 118-561. Purpose and Intent: City of North Richland Hills Transit Oriented Development Code The purpose of the Transit Oriented Development (TOD) Code is to support the development of the community

More information

Paseo de la Riviera. August 12, 2015

Paseo de la Riviera. August 12, 2015 Paseo de la Riviera August 12, 2015 1 2 3 Existing Future Land Use Map Existing Zoning Map 4 5 6 7 Review Timeline 1 2 3 4 5 Development Review Committee: 10.31.14 Zoning Code Text, Future Land Use Map,

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

1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report

1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report Date: March 17, 2017 To: From: Wards: Reference Number: North York Community Council Director,

More information

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

Self-Guided Walking Tours Ground-oriented Housing Types. Mt. Pleasant Tour Cambie Corridor Phase 3

Self-Guided Walking Tours Ground-oriented Housing Types. Mt. Pleasant Tour Cambie Corridor Phase 3 Self-Guided Walking Tours Ground-oriented Housing Types Mt. Pleasant Tour Cambie Corridor Phase 3 City of Vancouver September 2015 Self-guided Walking Tours Ground-oriented Housing Types Take this self-guided

More information

DIVISION 1.3 OFFICIAL ZONING MAP

DIVISION 1.3 OFFICIAL ZONING MAP Article 1. General Provisions Division 1.3 Official Zone Map DIVISION 1.3 OFFICIAL ZONING MAP SECTION 1.3.1 ADOPTION OF OFFICIAL MAP The digital maps created and maintained by the Department of Community

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

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

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

Wilson Bridge Corridor Zoning. Department of Planning & Building

Wilson 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 information

Rezoning Petition Pre-Hearing Staff Analysis April 17, 2017

Rezoning Petition Pre-Hearing Staff Analysis April 17, 2017 Rezoning Petition 2017-041 Pre-Hearing Staff Analysis April 17, 2017 REQUEST Current Zoning: R-5 (single family residential), R-22MF (multifamily residential), and I-1 (light industrial) Proposed Zoning:

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

PLANNING REPORT Gordon Street City of Guelph. Prepared on behalf of Ontario Inc. March 17, Project No. 1507

PLANNING REPORT Gordon Street City of Guelph. Prepared on behalf of Ontario Inc. March 17, Project No. 1507 PLANNING REPORT 1131 Gordon Street City of Guelph Prepared on behalf of 1876698 Ontario Inc. March 17, 2016 Project No. 1507 423 Woolwich Street, Suite 201, Guelph, Ontario, N1H 3X3 Phone (519) 836-7526

More information

Permitted uses. Adult congregate living facility. Ambulance service. Animal clinics (outpatient care only and no overnight boarding)

Permitted uses. Adult congregate living facility. Ambulance service. Animal clinics (outpatient care only and no overnight boarding) B-3, HIGHWAY SERVICE BUSINESS DISTRICT Intent. The B-3, Highway Service Business District is intended for application along highways carrying large volumes of traffic where establishments may locate to

More information

APPENDIX A PART 1: GENERAL PLAN AMENDMENTS

APPENDIX A PART 1: GENERAL PLAN AMENDMENTS APPENDIX A PART 1: GENERAL PLAN AMENDMENTS I. CHANGES TO MAPS Amend the following figures to include the Plan Area boundaries: Chapter 4, Figure 15. Specific Plan Boundaries Chapter 4, Figure 16. Core

More information

City of Chico Title 19 Land Use & Development Regulations TND Zone

City of Chico Title 19 Land Use & Development Regulations TND Zone City of Chico Title 19 Land Use & Development Regulations TND Zone Adopted by the City of Chico July 3, 2002 (Ordinance #2358) TITLE 19 LAND USE AND DEVELOPMENT REGULATIONS TABLE OF CONTENTS DIVISION VI.

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

Director, Community Planning, North York District NNY 10 OZ and NNY 10 RH

Director, Community Planning, North York District NNY 10 OZ and NNY 10 RH STAFF REPORT ACTION REQUIRED 847 873 Sheppard Avenue West - Official Plan Amendment and Zoning By-law Amendment and Rental Housing Demolition and Conversion Applications - Preliminary Report Date: April

More information

Part 4.0 DEVELOPMENT REGULATIONS

Part 4.0 DEVELOPMENT REGULATIONS M A I N S T R E E T N O R T H Part 4.0 DEVELOPMENT REGULATIONS 4.1 Districts 4.2 Permitted and Prohibited Uses, Standards and Standard Specific Criteria and Other General Provisions 4.3 DPS REGULATIONS

More information

Self-Guided Walking Tours Ground-oriented Housing Types. Cedar Cottage Tour Cambie Corridor Phase 3

Self-Guided Walking Tours Ground-oriented Housing Types. Cedar Cottage Tour Cambie Corridor Phase 3 Self-Guided Walking Tours Ground-oriented Housing Types Cedar Cottage Tour Cambie Corridor Phase 3 City of Vancouver September 2015 Self-guided Walking Tours Ground-oriented Housing Types Take this self-guided

More information

SCANDINAVIAN DESIGNS - CORTE MADERA

SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS FEBRUARY 4, 2017 SCANDINAVIAN DESIGNS HISTORY FAMILY RUN COMPANY : 32 FURNITURE STORES IN 7 STATES MARIN COUNTY RESIDENTS : 3 GENERATIONS FIRST STORE

More information

DUARTE TOWN CENTER SPECIFIC PLAN CITY OF DUARTE

DUARTE TOWN CENTER SPECIFIC PLAN CITY OF DUARTE 3 Land Use and Zoning DUARTE TOWN CENTER SPECIFIC PLAN CITY OF DUARTE 3Land Use and Zoning This Specific Plan aims to create a vibrant, active Town Center that offers desirable experiences for living,

More information

CHAPTER COMMERCIAL ZONING DISTRICTS

CHAPTER COMMERCIAL ZONING DISTRICTS CHAPTER 27.10 - COMMERCIAL ZONING DISTRICTS 27.10.010 - Purpose of Chapter This Chapter lists the land uses that may be allowed within the commercial zoning districts established by Section 27.04.020 (Zoning

More information

Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1

Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1 Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1 SECTION 10.5A10 GENERAL... 1 10.5A11 Purpose and Intent... 1 10.5A12 Applicability... 1 10.5A13 Compliance with Regulating Plan... 1 10.5A14 Relationship

More information

3.0 Project Description

3.0 Project Description 3.0 Project Description City of Long Beach Shoreline Gateway Project Environmental Impact Report 3.0 PROJECT DESCRIPTION 3.1 PROJECT LOCATION AND SETTING PROJECT LOCATION The proposed Shoreline Gateway

More information

MERIDEN TOD A NEW TRANSIT-ORIENTED DEVELOPMENT DISTRICT ZONING REGULATION FOR MERIDEN. Greater Meriden Chamber & Connecticut Bar Association

MERIDEN TOD A NEW TRANSIT-ORIENTED DEVELOPMENT DISTRICT ZONING REGULATION FOR MERIDEN. Greater Meriden Chamber & Connecticut Bar Association A NEW TRANSIT-ORIENTED DEVELOPMENT DISTRICT ZONING REGULATION FOR MERIDEN PRESENTATION TO Greater Meriden Chamber & Connecticut Bar Association 25 September 2013 Dominick J. Caruso, AICP Director of Planning

More information

1555 Midland Avenue - Zoning Amendment & Subdivision Applications - Preliminary Report

1555 Midland Avenue - Zoning Amendment & Subdivision Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 1555 Midland Avenue - Zoning Amendment & Subdivision Applications - Preliminary Report Date: October 24, 2013 To: From: Wards: Reference Number: Scarborough Community Council

More information

Text Amendment July 29, Charlotte - Mecklenburg Planning Department

Text Amendment July 29, Charlotte - Mecklenburg Planning Department Text Amendment July 29, 2009 TONIGHT S AGENDA Welcome and Introductions Background, Purpose and Process Presentation of Draft Text Amendment Provisions Review and Discussion of Follow-Up Information from

More information

DRAFT ZONING BY-LAW AMENDMENT 75 DUBLIN STREET NORTH ZC1612

DRAFT ZONING BY-LAW AMENDMENT 75 DUBLIN STREET NORTH ZC1612 DRAFT ZONING BY-LAW AMENDMENT 75 DUBLIN STREET NORTH ZC1612 Additions to the Draft Downtown Zoning By-law D.2 zone presented to Council at a public meeting on September 12, 2016 are displayed in a text

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

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

Town Center South End Development Area District

Town Center South End Development Area District 175.28 ESTABLISHMENT OF DISTRICTS. In order to carry out the purpose and intent of this chapter, the area of the is hereby divided into eighteen (18) Zoning District Classifications and one overlay zoning

More information

COMMERCIAL AND MIXED USE zones COMMERCIAL AND MIXED USE ZONES. Zoning By-law PLANNING & ECONOMIC DEVELOPMENT PLANNING DEPARTMENT DIVISION

COMMERCIAL AND MIXED USE zones COMMERCIAL AND MIXED USE ZONES. Zoning By-law PLANNING & ECONOMIC DEVELOPMENT PLANNING DEPARTMENT DIVISION Zoning By-law 05-200 COMMERCIAL AND MIXED USE zones PLANNING & ECONOMIC DEVELOPMENT PLANNING DEPARTMENT DIVISION CONTENTS CONTEXT... 1 URBAN HAMILTON OFFICIAL PLAN... 2 COMMERCIAL AND MIXED USE ZONES...

More information

111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report

111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: August 17, 2015 To: From: Wards: Reference Number: North York Community

More information

6. RESIDENTIAL ZONE REGULATIONS

6. RESIDENTIAL ZONE REGULATIONS 6. RESIDENTIAL ZONE REGULATIONS PART 6A PURPOSE OF CHAPTER (1) The purpose of this Chapter is to provide detailed regulations and requirements that are relevant only to residential zones and specific residential

More information

Sec. 20. District and intent -- UMD, Urban Mixed-Use District.

Sec. 20. District and intent -- UMD, Urban Mixed-Use District. THE FOLLOWING DOCUMENT IS FOR INFORMATIONAL UROSES ONLY. LEASE CONTACT THE CITY OF COCOA, LANNING & ZONING DIVISION FOR COMLETE INFORMATION. THANK YOU. The provisions of this district are intended to provide

More information

City of San Juan Capistrano Agenda Report

City of San Juan Capistrano Agenda Report ITEM E1 TO: FROM: City of San Juan Capistrano Agenda Report Planning Commission Development Services Department Submitted by: Sergio Klotz, Acting Development Services Director (9t~t:? f- Prepared by:

More information

Proposed London Plan Amendment 1631, 1635, 1639, 1643, and 1649 Richmond Street London, ON

Proposed London Plan Amendment 1631, 1635, 1639, 1643, and 1649 Richmond Street London, ON Sent via e-mail July 26, 2018 Cathy Saunders City Clerk City Clerk s Office City of London 300 Dufferin Avenue London, ON N6A 4L9 Dear Ms. Saunders: Re: Our File: Proposed London Plan Amendment 1631, 1635,

More information

Town of Cary, North Carolina Rezoning Staff Report 12-REZ-27 Morris Branch Town Council Public Hearing January 24, 2013

Town of Cary, North Carolina Rezoning Staff Report 12-REZ-27 Morris Branch Town Council Public Hearing January 24, 2013 Town of Cary, North Carolina Rezoning Staff Report 12-REZ-27 Morris Branch Town Council Public Hearing January 24, 2013 REQUEST To amend the Town of Cary Official Zoning Map to rezone approximately 9.0

More information

UDO Advisory Committee Meeting #3 August 18, 2011

UDO Advisory Committee Meeting #3 August 18, 2011 UDO Advisory Committee Meeting #3 August 18, 2011 Today s s Agenda Welcome Recap of Meeting #2 Overview of Strategy Statement Overview of Zoning Districts What changes and what stays the same? Break Putting

More information

5 ft. When adjacent to MF 9 and MF 18: 20 ft. MAXIMUM SETBACKS Frontage Ground Floor Above Ground Floor State Road 7 30 ft. N/A MINIMUM ACTIVE USES

5 ft. When adjacent to MF 9 and MF 18: 20 ft. MAXIMUM SETBACKS Frontage Ground Floor Above Ground Floor State Road 7 30 ft. N/A MINIMUM ACTIVE USES 7 8 9 0 7 8 9 0 (ii) C MU Central Mixed Use District Development Regulations Table. C MU SR7 Central Mixed Use District Development Regulations MAXIMUM DENSITY Vertical Mixed Use Building Bonus Dwelling

More information

WALNUT CREEK DESIGN REVIEW COMMISSION STAFF REPORT. AGENDA: July 6, 2016 ITEM 4b.

WALNUT 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 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

ZONING ORDINANCE PRESENTATION

ZONING ORDINANCE PRESENTATION July 25, 2012 Village of Mundelein, Illinois ZONING ORDINANCE PRESENTATION Presented by Camiros, Ltd. GOALS FOR ORDINANCE A Zoning Ordinance that: Implements the land use policies of the Village Is understandable

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

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

Administration Peer Review

Administration Peer Review CHAPTER 5 : T H E C O D E STANDARDS FOR THE PRIVATE REALM 5.1.010 - Purpose This Chapter of the North Montclair Downtown Specific Plan provides detailed regulations for development and new land uses within

More information

THE REDEVELOPMENT PLAN

THE REDEVELOPMENT PLAN PAGE 37 THE REDEVELOPMENT PLAN FUTURE LAND USE The Silver Terrace Redevelopment Area is currently designated as Redevelopment Area #4 on the City of Delray Beach Future Land Use Map (FLUM). This designation

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

Poverty Rates by Census Tracts

Poverty Rates by Census Tracts The following document is a presentation that was delivered to the Housing Conservation District Advisory Group (HCDAG). The materials contained in this presentation (including several updates) were prepared

More information

Planning Justification Report

Planning Justification Report Planning Justification Report 101 Kozlov Street, Barrie, Ont. Destaron Property Management Ltd. November 2015 Revised February 2017 TABLE OF CONTENTS Page 1.0 INTRODUCTION... 1 2.0 DESCRIPTION OF SUBJECT

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

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

Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1

Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1 Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1 SECTION 10.5A10 GENERAL... 1 10.5A11 Purpose and Intent... 1 10.5A12 Applicability... 1 10.5A13 Compliance with Regulating Plan... 1 10.5A14 Relationship

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

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 Giralda Restaurant Row Overlay Zoning Code Text Amendment Planning

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

RAE EXCLUSIVE RESIDENTIAL ZONE A residential district exclusively for low density single family housing and accessory uses.

RAE EXCLUSIVE RESIDENTIAL ZONE A residential district exclusively for low density single family housing and accessory uses. KNOX COUNTY ZONING ORDINANCE DISTRICT SUMMARY REQUIREMENTS 2/11/2009 RAE EXCLUSIVE RESIDENTIAL ZONE A residential district exclusively for low density single family housing and accessory uses. 10,000 sq.

More information

Ontario Municipal Board Order issued on February 25, 2005 in Board File Nos. PL and PL CITY OF TORONTO. BY-LAW No.

Ontario Municipal Board Order issued on February 25, 2005 in Board File Nos. PL and PL CITY OF TORONTO. BY-LAW No. Authority: Ontario Municipal Board Order issued on February 25, 2005 in Board File Nos. PL030066 and PL030681 CITY OF TORONTO BY-LAW No. 735-2014(OMB) To amend Chapters 320 and 324 of the Etobicoke Zoning

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

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

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

NORTHWEST QUADRANT NEIGHBORHOOD STUDY

NORTHWEST QUADRANT NEIGHBORHOOD STUDY City of Novato General Plan 2035 Focus Area NORTHWEST QUADRANT NEIGHBORHOOD STUDY May, 2015 Why a Neighborhood Study? The Northwest Quadrant Neighborhood, north of the Grant Avenue business district,

More information

Oak Cliff Gateway District PD 468

Oak Cliff Gateway District PD 468 Oak Cliff Gateway District PD 468 August 21, 2014 2013 Authorized Hearing Authorized Hearing September, 2013 September 12, 2013 City Plan Commission expanded boundaries to represent current Oak Cliff Gateway

More information

AGENDA SLOT HOME EVALUATION & TEXT AMENDMENT. 5:30 - Welcome

AGENDA SLOT HOME EVALUATION & TEXT AMENDMENT. 5:30 - Welcome AGENDA 5:30 - Welcome Please sign-in, put a sticker on the map, grab snacks, materials and a seat 5:45 - Staff Presentation 6:15 - Open House Stations Background Information Mixed Use Districts Multi Unit

More information

A APPENDIX A: FORM-BASED BUILDING PROTOTYPES

A APPENDIX A: FORM-BASED BUILDING PROTOTYPES A : A.1 Introduction Form-based prototypes are specific building types that are either encouraged or discouraged in historic multi-family residential or mixed-use neighborhoods. Their intent is to ensure

More information

1.0 Introduction. November 9, 2017

1.0 Introduction. November 9, 2017 November 9, 2017 Andrew Bone, Planner III Regional Planning Policy and Strategic Initiatives Halifax Regional Municipality 40 Alderney Drive Dartmouth, NS, B2Y 2N5 Subject: Application to amend the Bedford

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

PD No. 15 Authorized Hearing

PD No. 15 Authorized Hearing PD No. 15 Authorized Hearing Community Meeting No. 2 February 19, 2019 6:30 p.m. Hyer Elementary School Cafetorium 8385 Durham St Andrew Ruegg Senior Planner PD No. 15 Authorized Hearing On September 7,

More information

What is a Neighbourhood Plan?

What is a Neighbourhood Plan? What is a Neighbourhood Plan? A Neighbourhood Plan determines the location and design of new transit-oriented land uses, like: Council adopts a Neighbourhood Plan following public consultation and technical

More information

TOWNWIDE UNDERGROUNDING OF UTILITIES

TOWNWIDE UNDERGROUNDING OF UTILITIES FREQUENTLY ASKED QUESTIONS: RIGHT-OF-WAY AND UTILITY EASEMENTS KEY POINTS TO CONSIDER: Within the Town of Palm Beach, the Public Right-of-Way generally extends onto the grass, beyond hedges and landscaped

More information

Denver Zoning Code Text Amendment #3 Slot Home Text Amendment PLANNING BOARD REVIEW REDLINE DRAFT 3/13/18

Denver Zoning Code Text Amendment #3 Slot Home Text Amendment PLANNING BOARD REVIEW REDLINE DRAFT 3/13/18 Denver Zoning Code Text Amendment #3 Slot Home Text Amendment PLANNING BOARD REVIEW REDLINE DRAFT 3/13/18 This document contains a redlined draft of the proposed text amendments to implement the strategies

More information

Triangle Special Planning Area Update. Community Workshop #5 September 17, 2018

Triangle Special Planning Area Update. Community Workshop #5 September 17, 2018 Triangle Special Planning Area Update Community Workshop #5 September 17, 2018 Welcome and Introductions Recap of the Project and Discussion to Date Meeting Agenda Review Draft SPA Revisions Discuss Outstanding

More information

SECTION CORRIDOR DISTRICTS

SECTION CORRIDOR DISTRICTS 4.0401 Purpose SECTION 4.0400 CORRIDOR DISTRICTS General Corridor District Characteristics 4.0410 Rockwood Town Center (RTC) 4.0411 Station Centers (SC) 4.0412 Corridor Multi-Family (CMF) 4.0413 Corridor

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

PLANNING COMMISSION OCTOBER 19, 2017 PUBLIC HEARING

PLANNING COMMISSION OCTOBER 19, 2017 PUBLIC HEARING PLANNING COMMISSION OCTOBER 19, 2017 PUBLIC HEARING SUBJECT: ZONE TEXT AMENDMENT AND ZONE MAP AMENDMENT IMPLEMENTING R3C-C ZONING DISTRICT IDENTIFIED IN THE WEST HOLLYWOOD GENERAL PLAN 2035 AND ANALYSIS

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

Article Optional Method Requirements

Article Optional Method Requirements Article 59-6. Optional Method Requirements [DIV. 6.1. MPDU DEVELOPMENT IN RURAL RESIDENTIAL AND RESIDENTIAL ZONES Sec. 6.1.1. General Requirements... 6 2 Sec. 6.1.2. General Site and Building Type Mix...

More information