GENERAL DESCRIPTION STAFF RECOMMENDATION IMPLEMENTATION REQUIREMENTS

Size: px
Start display at page:

Download "GENERAL DESCRIPTION STAFF RECOMMENDATION IMPLEMENTATION REQUIREMENTS"

Transcription

1 Application No.: Applicant: AREA-WIDE MAP AMENDMENT Rezone two parcels from Moderate Density Single Family (MSF) to Neighborhood Center (NC) and Employment Center (EC). Charles Bitton GENERAL DESCRIPTION The proposal would redesignate one parcel from MSF to NC and one parcel from MSF to EC to better reflect use and surroundings. The properties are located along Valley Avenue, north of the City of Puyallup. The proposal is located in the Urban Growth Area (UGA)/Potential Annexation Area(PAA) of the City of Puyallup. STAFF RECOMMENDATION Staff supports the proposal to redesignate the parcels to NC and EC. Staff supports for the following reasons: The proposal fits the description and goals for Neighborhood Center emphasizing smallscale commercial land uses; The request for an Employment Center designation meets key policy objectives with vehicle access and adjacent industrial land uses; Both parcels border NC and EC zones creating a continuation of existing land uses in the area; and The parcels are located within the Puyallup PAA, and the City generally supports the amendment. To help maintain logical boundaries, staff recommends the inclusion of parcel into the NC redesignation. The parcel is located in between the two other parcels and would otherwise remain as an MSF designation on one parcel surrounded by NC and EC. IMPLEMENTATION REQUIREMENTS If the proposal is adopted, the Pierce County Zoning Atlas would have to be changed to reflect the proposal. It should be noted that the redesignation of the two parcels to NC will increase the residential density and may require the use of Transfer Development Rights in order to achieve the higher density. 1

2 2019 Amendments to the Comprehensive Plan IMPACT ANALYSIS Procedures for Amendments to the Comprehensive Plan, PCC 19C.10, requires that the merits of all amendments to the Plan be evaluated based on the following (PCC 19C A.): 1. The effect upon the rate of growth, development, and conversion of land as envisioned in the Plan The proposal would facilitate and increase the rate of development of commercial uses and industrial uses. 2. The effect upon the County's capacity to provide adequate public facilities The proposal would not change the County s ability to provide public facilities. The request is located within an urban area where existing plans anticipate urban land uses. The parcels are located on a major road, Valley Avenue, and its closest intersection is Milwaukee Avenue. The site is near SR-167 and SR-512. The area is not currently served by sewer systems. 3. The effect upon the rate of population and employment growth The proposal would increase the potential for population growth within the NC rezone. As an MSF zone, the density for the parcels is four to six dwelling units per acre. NC allows for multifamily housing providing up to 25 dwelling units per acre if sewer is available. Without sewer, the maximum of 12 units is allowed. The EC zone change would potentially decrease population because it is an industrial zone where housing is not permitted. Both zones could increase employment. Both NC and EC allow for more commercial and industrial uses, respectively, than the current MSF designation. 4. Whether Plan objectives are being met as specified or remain valid and desirable The proposal would be consistent with the surrounding zones. However, parcel number , located on the north side of the proposal, is currently left out of the proposal and would remain MSF. Parcel no would need to be brought into the request to avoid this problem. 5. The effect upon general land values or housing costs The proposal would have the potential to affect land values by changing the highest and best use of the land. The NC zones and EC zones would provide the option for more intense use of the parcels. 6. Whether capital improvements or expenditures, including transportation, are being made or completed as expected The proposal would not change capital expenditures. 2

3 2019 Amendments to the Comprehensive Plan 7. Whether the initiated amendment conforms to the requirements of the GMA, is internally consistent with the Plan and is consistent with the Countywide Planning Policies for Pierce County The proposal would be consistent with the Comprehensive Plan. The amendment would be consistent with the goals of the NC designation by limiting the size to remain consistent with nearby residential areas. The request is a continuation of the neighboring zone and is compatible with current uses on Valley Ave. E. The site is also consistent with Puyallup s comprehensive plan. It is part of the PAA, and the request fits the future land use designation. This is discussed in depth in Item 10 below. 8. The effect upon critical areas and natural resource lands The proposal would not have an immediate direct effect on critical areas. Future development or redevelopment of the site would have to follow requirements in Title 18E. The proposal is located in an urban area and does not affect natural resource lands. 9. Consistency with locational criteria in the Comprehensive Plan and application requirements established by this Chapter The parcel redesignated as EC is adjacent to several EC parcels to its south. It is located in an urban area with proximity to major transportation thoroughfares. The site also meets objectives for visibility and access with its location on Valley Avenue. The parcel changing to NC would fit the designation s criteria. Neighborhood Centers are meant to consist of small-scale retail, service commercial, and office development that serves daily needs of residents in the immediate area. Neighborhood Center covers parcels to the north and west of the proposed site. Adding the requested parcel and staffrecommended parcel would continue to keep the NC small and compatible with nearby residential areas. 10. The effect upon other considerations as deemed necessary by the Department The proposal is located within the PAA for the City of Puyallup. The City has submitted comment and is generally supportive of the amendment. The City of Puyallup future land use designations has classified the properties as Auto Oriented Commercial (AOC). Changing the one parcel s designation to NC would be more consistent with current land use on the parcel and the City s future land use designation. The EC request would also be more consistent with current use on the parcel. If the request moves forward, the applicant would likely need to amend the City land use designations for the property. The City also recommended incorporating parcel number in the proposal and change to the from MSF. Without this change, the parcel would be left as a residential island. 3

4 GROWTH MANAGEMENT ACT (GMA) Applicable RCWs/Policies 2019 Amendments to the Comprehensive Plan RCW 36.70A.070: The comprehensive plan of a county or city that is required or chooses to plan under RCW 36.70A.040 shall consist of a map or maps, and descriptive text covering objectives, principles, and standards used to develop the comprehensive plan. The plan shall be an internally consistent document and all elements shall be consistent with the future land use map. A comprehensive plan shall be adopted and amended with public participation as provided in RCW 36.70A.140. MULTICOUNTY PLANNING POLICIES (VISION 2040) Not Applicable. PIERCE COUNTY COUNTYWIDE PLANNING POLICIES (CPPS) Not Applicable. PIERCE COUNTY COMPREHENSIVE PLAN Land Use Element, Pages 2-31 through 2-32, and 2-35 through 2-37 Urban Commercial NEIGHBORHOOD CENTER A Neighborhood Center (NC) is a concentrated mix of small-scale retail, service commercial, and office development that serves the daily needs of residents within the immediate neighborhood. Residential development at various densities may occur within the center, if appropriate to the individual neighborhood. GOAL LU-43 Implement the Neighborhood Center land use designation through the following zone classifications: Neighborhood Center (NC), Residential/Office-Civic (ROC), and Moderate- High Density Residential (MHR). GOAL LU-44 Locate and design NCs to provide everyday shopping and services to a relatively small, nearby population. LU-44.1 Limit the size to keep NCs small and compatible with surrounding residential areas. 4

5 Urban Industrial EMPLOYMENT CENTER 2019 Amendments to the Comprehensive Plan An Employment Center (EC) often contains office parks, manufacturing, other industrial development, or a combination of activities. It may also include commercial development as a part of the center, as long as the commercial development is incidental to the employment activities of the center. Designation of adequate areas for Employment Centers is one component of meeting the needs of a growing jobs-based economy. Master planning for Employment Centers is encouraged to ensure efficient access, facilitate timely provision of public services, and provide safety and design standards for location of uses. GOAL LU-53 Implement the Employment Center land use designation through the following zone classifications: Employment Center (EC), Community Employment (CE), Public Institution (PI), Employment Services (ES), and Research-Office (RO). GOAL LU-54 Designate industrial areas: LU-54.1 Where there is adequate land, public facilities and services, and street capacities available within the 20-year planning horizon; LU-54.2 Adjacent to or in proximity to land designated EC; LU-54.3 Within proximity to major transportation thoroughfares, including rail; LU-54.4 Adjacent to or in proximity to adequate water, sanitary sewer, power and natural gas utilities capable of servicing commercial/industrial development; LU-54.5 Near historical employment generating operations; LU-54.6 On properties that are not constrained by significant critical areas such as wetlands, steep slopes or other environmental factors limiting development potential; LU-54.7 Characterized by larger parcels, typically averaging more than five acres; LU-54.8 Within Urban Growth Areas; LU-54.9 In a manner which attracts and retains businesses; LU Geographically dispersed throughout the County to meet the industrial and manufacturing needs of a growing jobs-based economy; and LU Only if there is a demonstrated need to provide for more land in the area based on shortages of developable land, and when the expansion is compatible with any applicable community plan. GOAL LU-55 Promote the grouping of uses which will mutually benefit each other, or provide needed services. LU-55.1 Encourage planned developments of multiple buildings or uses which provide a mixture of low and moderate-intensity industrial, research, office, and supporting commercial uses. LU-55.2 Encourage intensive manufacturing businesses to be clustered in industrial parks along major transportation links to minimize the impact on less intensive surrounding land uses. 5

6 2019 Amendments to the Comprehensive Plan GOAL LU-56 Provide a diverse range of goods and services to ensure that as the economy changes, employment opportunities are balanced with a wide range of other land uses. LU-56.1 Ensure enough land is designated as industrial to meet employment targets. LU-56.2 Establish distinct land use types and zoning classifications for industrial, research, and office development which accommodate a broad range of economic development activities in appropriate locations. LU-56.3 Ensure no net loss of land designated for industrial uses. LU Redesignate parcels from the EC designation to another designation only when an equivalent area of suitable land is added to the EC designation in the same Comprehensive Plan amendment cycle, or through a community plan adopted within the prior two years. In the event a parcel is determined to be unlikely developable for industrial uses due to adjacent incompatible uses, the amount of critical areas on the parcel, or if the parcel is determined to be of insufficient size or proper location for industrial use, then the legislative body may consider redesignating the parcel. LU Complete a comprehensive analysis of industrial lands needs and availability. LU Identify criteria for siting. LU Review existing zoning classifications. LU Recommend properties that should have the zoning modified. LU Rezoning property to accommodate difficult to site public uses, including schools, may be authorized subject to the County's "no net loss" of land designated for industrial uses policy except rezoning property for public uses within the designated Frederickson Manufacturing/Industrial Center is prohibited. LU-56.4 Location and design should facilitate access and circulation by transit, car and van pools, pedestrians, bicyclists, and other alternative transportation modes. LU-56.5 Encourage developments to consider visibility and convenient access from major arterials and highways, proximity to environmentally sensitive lands, and the desired character of the industrial area. LU-56.6 Allow commercial and residential uses that support and serve the daily needs of the workforce when the neighboring zone classifications do not allow for such uses. LU-56.7 Prohibit new detached single-family residential with limited exceptions. LU-56.8 Development should be required to undergo a formal site plan review process to minimize impacts on neighboring properties. LU-56.9 Encourage master planning for industrial areas, including such features as open space, landscaping, integrated signage, traffic control, and overall management and maintenance through covenants or other property management techniques. LU Encourage large, contiguously-owned properties to be developed as a unified whole. 6

7 2019 Amendments to the Comprehensive Plan LU Provide sites with a variety of parcel sizes to accommodate both large and small businesses, and particularly those of sufficient size to permit development of large industrial facilities. 7

8 MSF/ MSF 110TH AVE CT E Staff recommends adding parcel to Amendment # TH AVE CT E VALLEY AVE E 112TH AVE E 55TH ST CT E NC/NC MILWAUKEE AVE E MSF/MSF to NC/NC MSF/MSF to EC/EC 112TH AVE CT E MSF/MSF EC/EC 2019 PROPOSED AREA-WIDE MAP AMENDMENT Bitton LLC (Application #891418) Initiated by Pierce County Council, Amended by Staff Redesignate from MSF to NC Redesignate from MSF to EC Department of Planning and Public Works Plot Date: December 18, 2018 Scale = 1:1,500 Map Document: H:\mxd\prop_area_wide_amend\2019\map_amendment\amendment_m_891418_staff_amend.mxd

9 MILWAUKEE AVE E 110TH AVE CT E Staff recommends adding parcel to Amendment # TH AVE CT E VALLEY AVE E 112TH AVE E 55TH ST CT E 112TH AVE CT E 2019 PROPOSED AREA-WIDE MAP AMENDMENT Bitton LLC (Application #891418) Initiated by Pierce County Council, Amended by Staff Department of Planning and Public Works Plot Date: December 18, 2018 Scale = 1:1,500 Redesignate from MSF to NC Redesignate from MSF to EC Map Document: H:\mxd\prop_area_wide_amend\2019\map_amendment\amendment_m_891418_ortho_staff_amend.mxd

891941, , : COMPREHENSIVE PLAN AMENDMENT, COMMUNITY PLAN AMENDMENT, AND AREA-WIDE MAP AMENDMENT

891941, , : COMPREHENSIVE PLAN AMENDMENT, COMMUNITY PLAN AMENDMENT, AND AREA-WIDE MAP AMENDMENT Application Nos. 891941, 891909, 891940: COMPREHENSIVE PLAN AMENDMENT, COMMUNITY PLAN AMENDMENT, AND AREA-WIDE MAP AMENDMENT Amendments to designate five parcels as Rural Industrial Center in the Alderton

More information

STAFF REPORT. Permit Number: Unlimited. Kitsap County Board of Commissioners; Kitsap County Planning Commission

STAFF REPORT. Permit Number: Unlimited. Kitsap County Board of Commissioners; Kitsap County Planning Commission STAFF REPORT Permit Number: 15 00550 Unlimited DATE: March 2, 2016 TO: FROM: Kitsap County Board of Commissioners; Kitsap County Planning Commission Katrina Knutson, AICP, Senior Planner, DCD and Jeff

More information

STAFF REPORT. Permit Number: Lee. Kitsap County Board of Commissioners; Kitsap County Planning Commission

STAFF REPORT. Permit Number: Lee. Kitsap County Board of Commissioners; Kitsap County Planning Commission STAFF REPORT Permit Number: 15 00689 Lee DATE: March 2, 2016 TO: FROM: Kitsap County Board of Commissioners; Kitsap County Planning Commission Katrina Knutson, AICP, Senior Planner, DCD and Jeff Arango,

More information

STAFF REPORT. Permit Number: Laurier Enterprises, Inc. Kitsap County Board of Commissioners; Kitsap County Planning Commission

STAFF REPORT. Permit Number: Laurier Enterprises, Inc. Kitsap County Board of Commissioners; Kitsap County Planning Commission STAFF REPORT Permit Number: 15 00740 Laurier Enterprises, Inc. DATE: December 18, 2015 TO: FROM: Kitsap County Board of Commissioners; Kitsap County Planning Commission Katrina Knutson, AICP, Senior Planner,

More information

STAFF REPORT. Permit Number: Laurier Enterprises, Inc. Kitsap County Board of Commissioners; Kitsap County Planning Commission

STAFF REPORT. Permit Number: Laurier Enterprises, Inc. Kitsap County Board of Commissioners; Kitsap County Planning Commission STAFF REPORT Permit Number: 15 00740 Laurier Enterprises, Inc. DATE: November 9, 2015 TO: FROM: Kitsap County Board of Commissioners; Kitsap County Planning Commission Katrina Knutson, AICP, Senior Planner,

More information

Bylaw No , being "Official Community Plan Bylaw, 2016" Schedule "A" DRAFT

Bylaw No , being Official Community Plan Bylaw, 2016 Schedule A DRAFT Bylaw No. 2600-2016, being "Official Community Plan Bylaw, 2016" Schedule "A" Urban Structure + Growth Plan Urban Structure Land use and growth management are among the most powerful policy tools at the

More information

Potential Annexation Areas and Annexation

Potential Annexation Areas and Annexation Proposed Amendments to the Pierce County Countywide Planning Policies Addressing Potential Annexation Areas and Annexation Exhibit A to Ordinance No. 01-1s Exhibit A to Ordinance No. 01-1s Page 1 of 0

More information

Midwest City, Oklahoma Zoning Ordinance

Midwest City, Oklahoma Zoning Ordinance 2010 Midwest City, Oklahoma Zoning Ordinance 9/2/2010 Table of Contents Section 1. General Provisions... 5 1.1. Citation... 5 1.2. Authority... 5 1.3. Purpose... 5 1.4. Nature and Application... 5 1.5.

More information

Salem HNA and EOA Advisory Committee Meeting #6

Salem HNA and EOA Advisory Committee Meeting #6 Salem HNA and EOA Advisory Committee Meeting #6 Residential Land Policies Employment Land Policies Policy Discussions with the Committee Outcome of today s meeting Direction from this Committee on proposed

More information

HOUSING ELEMENT GOALS, OBJECTIVES, AND POLICIES

HOUSING ELEMENT GOALS, OBJECTIVES, AND POLICIES HOUSING ELEMENT GOALS, OBJECTIVES, AND POLICIES GOAL 1: To promote the preservation and development of high-quality, balanced, and diverse housing options for persons of all income levels throughout the

More information

STAFF REPORT. Permit Number: Gonzalez. Kitsap County Board of Commissioners; Kitsap County Planning Commission

STAFF REPORT. Permit Number: Gonzalez. Kitsap County Board of Commissioners; Kitsap County Planning Commission STAFF REPORT Permit Number: 15 00657 Gonzalez DATE: March 2, 2016 TO: FROM: Kitsap County Board of Commissioners; Kitsap County Planning Commission Katrina Knutson, AICP, Senior Planner, DCD and Jeff Arango,

More information

Staff does not support the proposal as presented in the application based on the following:

Staff does not support the proposal as presented in the application based on the following: Application No. 891623: Applicant: URBAN GROWTH AREA AMENDMENT Expand the Urban Growth Area to properties adjacent to the City of Buckley City of Buckley GENERAL DESCRIPTION The proposal would expand the

More information

City of Woodinville Washington State Boundary Review Board Notice of Intent Brown Annexation

City of Woodinville Washington State Boundary Review Board Notice of Intent Brown Annexation I. BACKGROUND/MAPS City of Woodinville A. Basic Information 1. The proposal known as the is located on the southwest corner of NE 171 st Street and 140 th Avenue NE within the City s Urban Growth Boundary.

More information

CHAPTER Committee Substitute for Committee Substitute for Senate Bill No. 2188

CHAPTER Committee Substitute for Committee Substitute for Senate Bill No. 2188 CHAPTER 2004-372 Committee Substitute for Committee Substitute for Senate Bill No. 2188 An act relating to land development; amending s. 197.502, F.S.; providing for the issuance of an escheatment tax

More information

Kitsap County Department of Community Development

Kitsap County Department of Community Development Kitsap County Department of Community Development Staff Report and Recommendation Annual Comprehensive Plan Amendment Process for 2018 George s Corner LAMIRD Boundary Adjustment Report Date 7/16/2018 Hearing

More information

Master Plan Review SILVER SPRING CBD. Approved and Adopted February Updated January 2013

Master Plan Review SILVER SPRING CBD. Approved and Adopted February Updated January 2013 Master Plan Review SILVER SPRING CBD Approved and Adopted February 2000 BACKGROUND ZONING CODE REWRITE In 2007, the Montgomery County Council directed the Planning Department to undertake a comprehensive

More information

ARTICLE 3 ZONING DISTRICTS AND ZONING MAP. Table of Contents

ARTICLE 3 ZONING DISTRICTS AND ZONING MAP. Table of Contents ARTICLE 3 ZONING DISTRICTS AND ZONING MAP Table of Contents 3-1 Establishment of Zoning Districts... 1 A. General Use Zoning Districts... 1 B. Conditional Zoning Districts... 3 C. Overlay Zoning Districts...

More information

PROJECT NARRATIVE AVENIR PCD MISCELLANEOUS AMENDMENT November 27, 2018 Urban Planning and Design Landscape Architecture Communication Graphics Request Avenir Development, LLC and Avenir Holdings, LLC,

More information

Glades County Staff Report and Recommendation Unified Staff Report for Small Scale Plan Amendment and Rezoning

Glades County Staff Report and Recommendation Unified Staff Report for Small Scale Plan Amendment and Rezoning Glades County Staff Report and Recommendation Unified Staff Report for Small Scale Plan Amendment and Rezoning CASE NUMBERS: COMP17-02 and RZ17-02 DATE of STAFF REPORT: May 1, 2017 CASE TYPE: Application

More information

Village WASHINGTON TOWNSHIP MASTER PLAN SYNTHESIS. Page 197

Village WASHINGTON TOWNSHIP MASTER PLAN SYNTHESIS. Page 197 Village P l a n WASHINGTON TOWNSHIP MASTER PLAN SYNTHESIS Page 197 SECTION 11.0 MASTER PLAN SYNTHESIS INTRODUCTION The proposals presented in the various plans result in a graphic synthesis: The Land Use

More information

ARTICLE 3: Zone Districts

ARTICLE 3: Zone Districts ARTICLE 3: Zone Districts... 3-1 17.3.1: General...3-1 17.3.1.1: Purpose and Intent... 3-1 17.3.2: Districts and Maps...3-1 17.3.2.1: Applicability... 3-1 17.3.2.2: Creation of Districts... 3-1 17.3.2.3:

More information

GENERAL PLAN UPDATE SPECIFIC AREAS OF THE CITY

GENERAL PLAN UPDATE SPECIFIC AREAS OF THE CITY GENERAL PLAN UPDATE SPECIFIC AREAS OF THE CITY Background There are a total of 14 specific areas that are being reviewed as part of the update of the General Plan. Requests to review these areas came from

More information

PC Staff Report 11/18/2013 Z Item No. 1-1

PC Staff Report 11/18/2013 Z Item No. 1-1 Z-13-00401 Item No. 1-1 PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item PC Staff Report 11/18/2013 ITEM NO. 1: Z-13-00401 IG (General Industrial) District TO CS (Strip Commercial) District;

More information

Staff Report. Planning Commission Public Hearing: October 17, 2007 Staff Recommendation: Denial

Staff Report. Planning Commission Public Hearing: October 17, 2007 Staff Recommendation: Denial COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING (703) 792-6830 Metro 631-1703, Ext. 6830 FAX (703) 792-4401 OFFICE Internet www.pwcgov.org Stephen K. Griffin,

More information

PINELLAS COUNTY COMPREHENSIVE PLAN

PINELLAS COUNTY COMPREHENSIVE PLAN PINELLAS COUNTY COMPREHENSIVE PLAN Future Land Use Map (FLUM) Category Descriptions and Rules Amended March 17, 2009 (Ordinance 09-17) Amended March 16, 2010 (Ordinance 10-18) Amended October 26, 2010

More information

REZONING GUIDE. Zone Map Amendment (Rezoning) - Application. Rezoning Application Page 1 of 3. Return completed form to

REZONING GUIDE. Zone Map Amendment (Rezoning) - Application. Rezoning Application Page 1 of 3. Return completed form to COMMUNITY PLANNING & DEVELOPMENT REZONING GUIDE Rezoning Application Page 1 of 3 Zone Map Amendment (Rezoning) - Application PROPERTY OWNER INFORMATION* PROPERTY OWNER(S) REPRESENTATIVE** CHECK IF POINT

More information

Pierce County Comprehensive Plan Review

Pierce County Comprehensive Plan Review 2015-2016 Pierce County Comprehensive Plan Review March 16, 2016 Introduction Planning and Management Policies Some of the policies governing both the planning and management of growth and change within

More information

Executive Summary Land Use 4-A

Executive Summary Land Use 4-A Executive Summary Land Use 4-A The Land Use Element looks at how land is currently being used in Blaine, and evaluates the need for new development based on the predicted number of new residents and businesses

More information

13 Sectional Map Amendment

13 Sectional Map Amendment 13 Sectional Map Amendment Introduction This chapter reviews land use and zoning policies and practices in Prince George s County and presents the proposed zoning in the sectional map amendment (SMA) to

More information

Primary Districts Established 4

Primary Districts Established 4 4.1 GENERAL PURPOSE SECTION 4 PRIMARY DISTRICTS ESTABLISHED The Town of Waxhaw, North Carolina is hereby divided into PRIMARY ZONING DISTRICTS as designated herein and as shown on the Official Zoning Map.

More information

REZONING GUIDE. Zone Map Amendment (Rezoning) - Application. Rezoning Application Page 1 of 3. Return completed form to

REZONING GUIDE. Zone Map Amendment (Rezoning) - Application. Rezoning Application Page 1 of 3. Return completed form to Zone Map Amendment (Rezoning) - Application COMMUNITY PLANNING & DEVELOPMENT REZONING GUIDE Rezoning Application Page 1 of 3 PROPERTY OWNER INFORMATION* CHECK IF POINT OF CONTACT FOR APPLICATION Property

More information

Appendix J - Planned Unit Development (PUD)

Appendix J - Planned Unit Development (PUD) Appendix J - Planned Unit Development (PUD) Intent and Purpose The purpose of the PUD is: 1. To provide development that is consistent with the Comprehensive Land Use Plan and promote the goals and objectives

More information

Appendix A: Guide to Zoning Categories Prince George's County, Maryland

Appendix A: Guide to Zoning Categories Prince George's County, Maryland Appendix A: Guide to Zoning Categories Prince George's County, Maryland RESIDENTIAL ZONES 1 Updated November 2010 R-O-S: Reserved Open Space - Provides for permanent maintenance of certain areas of land

More information

TOTTENHAM SECONDARY PLAN

TOTTENHAM SECONDARY PLAN TOTTENHAM SECONDARY PLAN AMENDMENT NO. 11 TO THE OFFICIAL PLAN OF THE TOWN OF NEW TECUMSETH The following text and schedules to the Official Plan of the Town of New Tecumseth constitute Amendment No. 11

More information

ARTICLE 2 ZONING DISTRICTS AND MAPS

ARTICLE 2 ZONING DISTRICTS AND MAPS ARTICLE 2 ZONING DISTRICTS AND MAPS SECTION 2.100 PURPOSE OF DISTRICTS Section 2.101. For the purpose of this Ordinance, Billings Township is hereby divided into districts as follows: DISTRICT NAME SYMBOL

More information

Land Use, Transportation, and Infrastructure Committee of Denver City Council FROM: Scott Robinson, Senior City Planner DATE: December 6, 2018 RE:

Land Use, Transportation, and Infrastructure Committee of Denver City Council FROM: Scott Robinson, Senior City Planner DATE: December 6, 2018 RE: Community Planning and Development Planning Services 201 W. Colfax Ave., Dept. 205 Denver, CO 80202 p: 720.865.2915 f: 720.865.3052 www.denvergov.org/cpd TO: Land Use, Transportation, and Infrastructure

More information

United States Post Office and Multi-Family Residential; and, Single- Family Residence with an Apartment

United States Post Office and Multi-Family Residential; and, Single- Family Residence with an Apartment Planning Commission File No.: AME2013 0009 January 9, 2014 Page 2 of 9 Existing Land Use: United States Post Office and Multi-Family Residential; and, Single- Family Residence with an Apartment Surrounding

More information

Implementation. Approved Master Plan and SMA for Henson Creek-South Potomac 103

Implementation. Approved Master Plan and SMA for Henson Creek-South Potomac 103 Implementation Approved Master Plan and SMA for Henson Creek-South Potomac 103 104 Approved Master Plan and SMA for Henson Creek-South Potomac Sectional Map Amendment The land use recommendations in the

More information

STAFF REPORT. Community Development Director PO Box 4755 Beaverton, OR 97076

STAFF REPORT. Community Development Director PO Box 4755 Beaverton, OR 97076 STAFF REPORT HEARING DATE: July 7, 2010 TO: Planning Commission STAFF: Jana Fox, Assistant Planner PROPOSAL: Southeast Beaverton Office Commercial Zoning Map Amendment (ZMA2010-0006) LOCATION: The subject

More information

Comprehensive Plan /24/01

Comprehensive Plan /24/01 IV The is a central component of the Comprehensive Plan. It is an extension of the general goals and policies of the community, as well as a reflection of previous development decisions and the physical

More information

ROOSEVELT CITY. Finally, STRATEGIC ISSUES are ideas the City might want to consider when they conduct a formal update to their plan.

ROOSEVELT CITY. Finally, STRATEGIC ISSUES are ideas the City might want to consider when they conduct a formal update to their plan. Cities are political subdivisions of the State. Therefore COMPLIANCE ISSUES are limited to those places where the City is not supported by State code. The general plan serves as the rationale for any ordinance

More information

STAFF REPORT. Permit Number: Porter. Kitsap County Board of Commissioners; Kitsap County Planning Commission

STAFF REPORT. Permit Number: Porter. Kitsap County Board of Commissioners; Kitsap County Planning Commission STAFF REPORT Permit Number: 15 00461 Porter DATE: November 9, 2015 TO: FROM: Kitsap County Board of Commissioners; Kitsap County Planning Commission Katrina Knutson, AICP, Senior Planner, DCD and Jeff

More information

Downtown Development Focus Area: I. Existing Conditions

Downtown Development Focus Area: I. Existing Conditions Downtown Development Focus Area: I. Existing Conditions The Downtown Development Focus Area is situated along Route 1, south of the train tracks, except for the existing Unilever property. It extends west

More information

HOUSING ELEMENT GOALS, OBJECTIVES, & POLICIES

HOUSING ELEMENT GOALS, OBJECTIVES, & POLICIES HOUSING ELEMENT GOALS, OBJECTIVES, & POLICIES GOAL H-1: ENSURE THE PROVISION OF SAFE, AFFORDABLE, AND ADEQUATE HOUSING FOR ALL CURRENT AND FUTURE RESIDENTS OF WALTON COUNTY. Objective H-1.1: Develop a

More information

City of Valdosta Land Development Regulations

City of Valdosta Land Development Regulations Chapter 206 Section 206-1 Base Zoning Districts Standards for Uses, Structures, and Property Development (B) (C) Principal Uses and Structures. Principal uses and structures permitted in each base zoning

More information

PLANNING COMMISSION STAFF REPORT

PLANNING COMMISSION STAFF REPORT PLANNING COMMISSION STAFF REPORT REZONING CASE: RZ-16-001 REPORT DATE: March 8, 2016 CASE NAME: Trailbreak Partners Rezoning PLANNING COMMISSION DATE: March 16, 2016 ADDRESSES OF REZONING PROPOSAL: 5501

More information

CITY OF PORT ORCHARD

CITY OF PORT ORCHARD CITY OF PORT ORCHARD ZONING DESIGNATIONS (Adapted from POMC Chapter 20.34 Zoning Districts, as adopted 6/13/2017) 20.34.110 Greenbelt zone (Gb). (1) Purpose. It is the purpose of the greenbelt zone to

More information

RESOLUTION NO PASSED by the City Council this 28th day of October, 2014.

RESOLUTION NO PASSED by the City Council this 28th day of October, 2014. RESOLUTION NO. 2415 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BONNEY LAKE, PIERCE COUNTY, WASHINGTON AUTHORIZING THE MAYOR TO SIGN AN INTERLOCAL AGREEMENT WITH PIERCE COUNTY FOR CERTAIN AMENDMENTS

More information

3.1. OBJECTIVES FOR RESIDENTIAL LAND USE DESIGNATIONS GENERAL OBJECTIVES FOR ALL RESIDENTIAL DESIGNATIONS

3.1. OBJECTIVES FOR RESIDENTIAL LAND USE DESIGNATIONS GENERAL OBJECTIVES FOR ALL RESIDENTIAL DESIGNATIONS 3. RESIDENTIAL LAND USE DESIGNATIONS INTRODUCTION The Residential land use designations provide for housing and other land uses that are integral to, and supportive of, a residential environment. Housing

More information

LONG-RANGE LAND USE PLAN

LONG-RANGE LAND USE PLAN LONG-RANGE LAND USE PLAN INTENT Completion of the I-66/Route 29 interchange and future expansion of improved telecommunication networks will substantially improve the desirability of the Gainesville area

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

8Land Use. The Land Use Plan consists of the following elements:

8Land Use. The Land Use Plan consists of the following elements: 8Land Use 1. Introduction The Land Use Plan consists of the following elements: 1. Introduction 2. Existing Conditions 3. Opportunities for Redevelopment 4. Land Use Projections 5. Future Land Use Policies

More information

City of Astoria Comprehensive Plan URBAN GROWTH

City of Astoria Comprehensive Plan URBAN GROWTH URBAN GROWTH CP.110 CP.110. Background Summary. Astoria has a population of 9,477 (2010 US Census). The total land area within the Urban Growth Boundary (UGB) is 3,474.2 acres with total land area of 4,450

More information

PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item

PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item Z-11-25-09; Z-11-26-09; Z-11-28-09 Item No. 2-1 PC Staff Report 3/28/11 PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item ITEM NO. 2A RM32 TO MU;.19 ACRES; 1340 TENNESSEE ST (MJL) Z-1-1-11:

More information

Generic Environmental Impact Statement. Build-Out Analysis. City of Buffalo, New York. Prepared by:

Generic Environmental Impact Statement. Build-Out Analysis. City of Buffalo, New York. Prepared by: Generic Environmental Impact Statement Build-Out Analysis City of Buffalo, New York 2015 Prepared by: TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 METHODOLOGY 2 3.0 EXISTING LAND USE 3 4.0 EXISTING ZONING

More information

Rapid City Planning Commission Rezoning Project Report

Rapid City Planning Commission Rezoning Project Report Rapid City Planning Commission Rezoning Project Report April 21, 2016 Item #9 Applicant Request(s) Case # 16RZ011; a request to rezone property from Central Business District to General Commercial District

More information

FUTURE LAND USE. City of St. Augustine Comprehensive Plan EAR-Based Amendments

FUTURE LAND USE. City of St. Augustine Comprehensive Plan EAR-Based Amendments FUTURE LAND USE City of St. Augustine Comprehensive Plan EAR-Based Amendments Future Land Use Element FLU Goal To create an environment within the City and adjacent areas in which its residents have the

More information

NOTICE OF MEETING AND AGENDA FOR THE PLANNING COMMISSION OF SPRINGVILLE, UTAH... JANUARY 23, 2018

NOTICE OF MEETING AND AGENDA FOR THE PLANNING COMMISSION OF SPRINGVILLE, UTAH... JANUARY 23, 2018 NOTICE OF MEETING AND AGENDA FOR THE PLANNING COMMISSION OF SPRINGVILLE, UTAH............................ JANUARY 23, 2018 Notice is hereby given that the Planning Commission will hold a public meeting

More information

Title 6 - Local Government Provisions Applicable to Special Purpose Districts and Other Political Subdivisions

Title 6 - Local Government Provisions Applicable to Special Purpose Districts and Other Political Subdivisions Title 6 - Local Government Provisions Applicable to Special Purpose Districts and Other Political Subdivisions CHAPTER 29. SOUTH CAROLINA LOCAL GOVERNMENT COMPREHENSIVE PLANNING ENABLING ACT OF 1994 1994

More information

Conditional Use Permit case no. CU 14-06: Bristol Village Partners, LLC

Conditional Use Permit case no. CU 14-06: Bristol Village Partners, LLC PLANNING AND ZONING COMMISSION STAFF REPORT August 7, 2014 Conditional Use Permit case no. CU 14-06: Bristol Village Partners, LLC CASE DESCRIPTION: LOCATION: LEGAL DESCRIPTION: EXISTING LAND USE: ZONING:

More information

PLANNING COMMISSION STAFF REPORT

PLANNING COMMISSION STAFF REPORT PLANNING COMMISSION STAFF REPORT West Capitol Hill Zoning Map Amendment Petition No. PLNPCM2011-00665 Located approximately at 548 W 300 North Street, 543 W 400 North Street, and 375 N 500 West Street

More information

INDIAN RIVER COUNTY, FLORIDA. The Honorable Members of the Planning and Zoning Commission DEPARTMENT HEAD CONCURRENCE

INDIAN RIVER COUNTY, FLORIDA. The Honorable Members of the Planning and Zoning Commission DEPARTMENT HEAD CONCURRENCE Public Hearing Legislative INDIAN RIVER COUNTY, FLORIDA M E M O R A N D U M TO: The Honorable Members of the Planning and Zoning Commission DEPARTMENT HEAD CONCURRENCE Robert M. Keating, AICP; Community

More information

ARTICLE B ZONING DISTRICTS

ARTICLE B ZONING DISTRICTS ARTICLE B ZONING DISTRICTS Sec. 8-3021 Established. In order to protect the character of existing neighborhoods; to prevent excessive density of population in areas which are not adequately served with

More information

REZONING GUIDE. Zone Map Amendment (Rezoning) - Application. Rezoning Application Page 1 of 3. Return completed form to

REZONING GUIDE. Zone Map Amendment (Rezoning) - Application. Rezoning Application Page 1 of 3. Return completed form to COMMUNITY PLANNING & DEVELOPMENT REZONING GUIDE Rezoning Application Page 1 of 3 Zone Map Amendment (Rezoning) - Application PROPERTY OWNER INFORMATION* PROPERTY OWNER(S) REPRESENTATIVE** CHECK IF POINT

More information

STAFF REPORT. Permit Number: Garland. Kitsap County Board of Commissioners; Kitsap County Planning Commission

STAFF REPORT. Permit Number: Garland. Kitsap County Board of Commissioners; Kitsap County Planning Commission STAFF REPORT Permit Number: 15 00686 Garland DATE: February 25, 2016 TO: FROM: Kitsap County Board of Commissioners; Kitsap County Planning Commission Katrina Knutson, AICP, Senior Planner, DCD and Jeff

More information

Mohave County General Plan

Mohave County General Plan 63 64 65 66 67 68 69 70 71 The Land Use Diagram is not the County's zoning map. 13 It is a guide to future land use patterns. Zoning and area plan designations may be more restrictive than the land use

More information

Paul D. Ralph, BES, RPP, MCIP, Commissioner, Development Services Department

Paul D. Ralph, BES, RPP, MCIP, Commissioner, Development Services Department Public Report To: From: Report Number: Development Services Committee Paul D. Ralph, BES, RPP, MCIP, Commissioner, Development Services Department DS-16-50 Date of Report: April 14, 2016 Date of Meeting:

More information

Indicates Council-recommended changes Introduced by: Mr. Tackett Date of introduction: June 14, 2016 SUBSTITUTE NO. 1 TO ORDINANCE NO.

Indicates Council-recommended changes Introduced by: Mr. Tackett Date of introduction: June 14, 2016 SUBSTITUTE NO. 1 TO ORDINANCE NO. Indicates Council-recommended changes Introduced by: Mr. Tackett Date of introduction: June 14, 2016 SUBSTITUTE NO. 1 TO ORDINANCE NO. 16-067 TO AMEND NEW CASTLE COUNTY CODE CHAPTER 40 (ALSO KNOWN AS THE

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

PLANNED UNIT DEVELOPMENT (PUD)

PLANNED UNIT DEVELOPMENT (PUD) SECTION 38.01. ARTICLE 38 PLANNED UNIT DEVELOPMENT (PUD) Purpose The purpose of this Article is to implement the provisions of the Michigan Zoning Enabling Act, Public Act 110 of 2006, as amended, authorizing

More information

PROPOSED FINDINGS OF FACT BENDER URBAN GROWTH BOUNDARY EXPANSION AND ANNEXATION REQUEST April 3, Background

PROPOSED FINDINGS OF FACT BENDER URBAN GROWTH BOUNDARY EXPANSION AND ANNEXATION REQUEST April 3, Background PROPOSED FINDINGS OF FACT BENDER URBAN GROWTH BOUNDARY EXPANSION AND ANNEXATION REQUEST April 3, 2016 Background The owners of TL300, 301, 302, 303, and 304, 3N1027BD - properties abutting the City Limits

More information

H-POLICY 1: Preserve and improve existing neighborhoods. Ensure that Prince William County achieves new neighborhoods with a high quality of life.

H-POLICY 1: Preserve and improve existing neighborhoods. Ensure that Prince William County achieves new neighborhoods with a high quality of life. HOUSING Intent The intent of the Housing Plan is to provide a framework for providing for the housing needs of all residents of Prince William County. These needs are expressed in terms of quality, affordability,

More information

4 LAND USE 4.1 OBJECTIVES

4 LAND USE 4.1 OBJECTIVES 4 LAND USE The Land Use Element of the Specific Plan establishes objectives, policies, and standards for the distribution, location and extent of land uses to be permitted in the Central Larkspur Specific

More information

Rural Living (RL) Rural Living

Rural Living (RL) Rural Living Place Types Rural Living (RL) Rural Living Rural living areas are characterized by very large lots, abundant open space, pastoral views, and a highdegree of separation between buildings. The lots are typically

More information

# Coventry Rezoning, Variation and Preliminary/Final PUD Project Review for Planning and Zoning Commission

# Coventry Rezoning, Variation and Preliminary/Final PUD Project Review for Planning and Zoning Commission #2018-21 460 Coventry Rezoning, Variation and Preliminary/Final PUD Project Review for Planning and Zoning Commission Meeting Date: May 2, 2018 public intro meeting and May 16, 2018 public hearing Requests:

More information

8.5.1 R1, Single Detached Residential District

8.5.1 R1, Single Detached Residential District 8.5.1 R1, Single Detached Residential District The purpose of this district is to provide for residential development in the form of single detached dwellings. Dwelling, Single Detached Home Business,

More information

STAFF REPORT FOR Z19-01 CONDITIONAL ZONING DISTRICT APPLICATION

STAFF REPORT FOR Z19-01 CONDITIONAL ZONING DISTRICT APPLICATION STAFF REPORT FOR Z19-01 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z19-01 Request: To rezone the southern 2 acres of the subject property along Piner Road to (CZD) B-1 in

More information

10.2 ALBION AREA PLAN

10.2 ALBION AREA PLAN 10.2 ALBION AREA PLAN Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 5 10.2 ALBION AREA PLAN The following policies are adopted to guide development within the Albion urban area.

More information

STAFF REPORT. Permit Number: DJM Construction. Kitsap County Board of Commissioners; Kitsap County Planning Commission

STAFF REPORT. Permit Number: DJM Construction. Kitsap County Board of Commissioners; Kitsap County Planning Commission STAFF REPORT Permit Number: 15 00378 DJM Construction DATE: November 9, 2015 TO: FROM: Kitsap County Board of Commissioners; Kitsap County Planning Commission Katrina Knutson, AICP, Senior Planner, DCD

More information

Title 18A DEVELOPMENT REGULATIONS ZONING

Title 18A DEVELOPMENT REGULATIONS ZONING Title 18A DEVELOPMENT REGULATIONS ZONING CHAPTERS: 18A.05 INTRODUCTION. 18A.10 ZONE CLASSIFICATIONS. 18A.15 RESIDENTIAL DENSITY AND LOT DIMENSION STANDARDS. 18A.17 PIERCE COUNTY (OUTSIDE COMMUNITY PLAN

More information

REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT AUGUST 20, 2015

REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT AUGUST 20, 2015 BEL REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT AUGUST 20, 2015 The Planning and Development Department hereby forwards to the Planning

More information

PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item

PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item Z-14-00056 Item No. 1-1 PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item PC Staff Report 4/21/2014 ITEM NO. 1: RSO TO CN1;.126 ACRES; 512 & 514 LOCUST ST (DRG) Z-14-00056: Consider a request

More information

ZONING CLASSIFICATION SUMMARY SHEET

ZONING CLASSIFICATION SUMMARY SHEET Growth and Resource Management Planning and Development Services 123 West Indiana Avenue Room 202 DeLand, Florida 32720-4253 Telephone (386) 943-7059 Fax (386) 626-6570 www.volusia.org ZONING CLASSIFICATION

More information

Jefferson County. Case RZ. Presenter: Alan Tiefenbach. Planning and Zoning Division

Jefferson County. Case RZ. Presenter: Alan Tiefenbach. Planning and Zoning Division Green Gables Official Development Plan Case 11-119319RZ Presenter: Alan Tiefenbach Proposal Rezone from Agricultural-Two (A-2) to Planned Development (PD) 225,000 square feet of commercial uses, including

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

Medical Marijuana Special Exception Use Information

Medical Marijuana Special Exception Use Information Medical Marijuana Special Exception Use Information The Special Exception Use information below is a modified version of the Unified Development Code. It clarifies the current section 5:104 Special Exceptions

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

2013 APPLICATION FOR URBAN GROWTH AREA AMENDMENT TO PIERCE COUNTY COMPREHENSIVE PLAN

2013 APPLICATION FOR URBAN GROWTH AREA AMENDMENT TO PIERCE COUNTY COMPREHENSIVE PLAN 2013 APPLICATION FOR URBAN GROWTH AREA AMENDMENT TO PIERCE COUNTY COMPREHENSIVE PLAN An Urban Growth Area Amendment (UGA) is a proposed change or revision to the designated Comprehensive Urban Growth Area

More information

Planning Justification Report

Planning Justification Report Planning Justification Report Kellogg s Lands City of London E&E McLaughlin Ltd. June 14, 2017 Zelinka Priamo Ltd. Page i TABLE OF CONTENTS Page No. 1.0 2.0 2.1 2.2 3.0 4.0 5.0 5.1 5.2 5.3 5.4 5.5 5.6

More information

Rezoning Petition Final Staff Analysis July 16, 2018

Rezoning Petition Final Staff Analysis July 16, 2018 Rezoning Petition 2018-041 Final Staff Analysis July 16, 2018 REQUEST LOCATION Current Zoning: R-5 (single family residential, and UR-2(CD) (urban residential, conditional) Proposed Zoning: UR-2(CD) (urban

More information

In order to permit maximum applicability of the PUD District, PUD-1 and PUD-2 Districts are hereby created.

In order to permit maximum applicability of the PUD District, PUD-1 and PUD-2 Districts are hereby created. ARTICLE III. PUD ned Unit Development Overlay District 205-128. Purpose. The PUD ned Unit Development Overlay District is intended to provide flexibility in the design of planned projects; to encourage

More information

CCC XXX Rural Neighborhood Conservation (NC)

CCC XXX Rural Neighborhood Conservation (NC) CCC 33.10.XXX Rural Neighborhood Conservation (NC) Purpose: Maintain low density rural residential areas and associated uses commonly found in rural areas consistent with the local character of the distinctive

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

ARTICLE I ZONE BASED REGULATIONS

ARTICLE I ZONE BASED REGULATIONS ARTICLE I ZONE BASED REGULATIONS RZC 21.08 RESIDENTIAL REGULATIONS 21.08.290 Cottage Housing Developments A. Purpose. The purpose of the cottage housing requirements is to: 1. Provide a housing type that

More information

Chapter Planned Residential Development Overlay

Chapter Planned Residential Development Overlay Chapter 19.29 Planned Residential Development Overlay Sections 010 Purpose 020 Scope 030 Definitions 030 Minimum Size 040 Allowable Uses 050 Minimum Development Standards 060 Density Bonus 070 Open Space

More information

Kitsap County Department of Community Development

Kitsap County Department of Community Development Kitsap County Department of Community Development Staff Report and Recommendation Annual Comprehensive Plan Amendment Process for 2018 Public Facility Designations and Park Classifications Update Report

More information

DIVISION 1 PURPOSE OF DISTRICTS

DIVISION 1 PURPOSE OF DISTRICTS ARTICLE 2 ZONING DISTRICTS AND MAP DIVISION 1 PURPOSE OF DISTRICTS Section 2.101 Zoning Districts. For the purpose of this Ordinance, the City of Richmond is hereby divided into districts as follows: DISTRICT

More information

ARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT

ARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT ARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT Section 14.01 Intent. It is the intent of this Article to allow the use of the planned unit development (PUD) process, as authorized by the Michigan Zoning

More information

Mount Airy Planning Commission March 26, Staff Report

Mount Airy Planning Commission March 26, Staff Report Mount Airy Planning Commission March 26, 2018 Staff Report Special Exception Request Mixed Use Development in CC District Recommendation to Board of Appeals CASE MA-A-18-01 Applicant: Location: Zoning:

More information

AGENDA ITEM SUMMARY GLADES COUNTY BOARD OF COUNTY COMMISSIONERS

AGENDA ITEM SUMMARY GLADES COUNTY BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY GLADES COUNTY BOARD OF COUNTY COMMISSIONERS SUBJECT: Case Number COMP17-01, Legend Moto LLC This is a Legislative Hearing. DEPARTMENT REQUEST: The Community Development Department requests

More information