Independence Township Planning Commission. Richard K. Carlisle, AICP. DATE: November 30, Millstone Golden, LLC Special Land Use

Size: px
Start display at page:

Download "Independence Township Planning Commission. Richard K. Carlisle, AICP. DATE: November 30, Millstone Golden, LLC Special Land Use"

Transcription

1 TO: FROM: Independence Township Planning Commission Richard K. Carlisle, AICP DATE: RE: I have received the subject special land use request and support materials for a dog kennel. The site is 3.03 acres and is located on the east side of Pine Knob Rd, south of Clarkston Rd. The current zoning of the site is R-1R Rural Residential. Kennels are a special land use in the R-1R District. Section 2.02 Definitions defines a kennel as follows: Kennel. Any lot or premises of any nature whatsoever, on which four dogs, four months old or more are kept, whether for the purpose of breeding or for any other purpose whatsoever, whether permanent or temporary. Kennels are subject to the general standards for all special land uses set forth in Section 7.03 H., as well as the specific standards for kennels set forth in Section General Standards The Planning Commission shall review the proposed special land use in accordance with the following general standards, as well as any standards which have been established that are specific to the use: 1. Taking into consideration the size, location and character of the proposed land use, viewed within the context of surrounding land uses and the Master Plan for such area, the proposed use shall not be incompatible nor inharmonious, as determined by the application of generally accepted planning standards and/or principles, with the surrounding uses and/or the orderly development of the surrounding neighborhood and/or vicinity in accordance with this Ordinance and the Master Plan. Richard K. Carlisle, President Douglas J. Lewan, Executive Vice President R. Donald Wortman, Principal John L. Enos, Principal David Scurto, Principal Benjamin R. Carlisle, Principal Sally M. Elmiger, Principal Laura K. Kreps, Associate

2 Comments: The subject site is zoned R-1R and located in a portion of the Township which is very low density. Directly across from the site is Pine Knob, to the north is the First Congregational Church, and to the south is a single family residence on a large acreage parcel. Other residences in the immediate area are located a considerable distance, separated by wooded wetlands. Therefore, when properly operated, we would not consider a kennel to be incompatible with the land use patterns in this area. 2. The proposed use shall be of a nature that will make vehicular and pedestrian traffic no more hazardous than is normal for the district involved, taking into consideration vehicular turning movements in relation to routes of traffic flow, proximity and relationship to intersections, adequacy of sight distances, location and access of off-street parking and provisions for pedestrian traffic, with particular attention to minimizing child-vehicle interfacing. The proposed special land use shall not unreasonably impact upon surrounding property in terms of noise, dust, fumes, smoke, air, water, odor, light and/or vibration, and further, shall not unreasonably impact upon persons perceiving the operation in terms of aesthetics. Where such concerns can be remedied by way of design, construction and/or use, the proposed use shall be designed, constructed and used so as to eliminate the effects of the use which would otherwise substantiate denial thereof, taking into consideration the location, size, intensity, layout and periods of operation of such use. Comments: A kennel with frequent visitors as well as employees could generate a greater amount of traffic than a typical residential use of the property. The applicant s description of the operation needs to more fully address the frequency of visitors, number of employees, etc. Regarding other possible impacts, the Township has not received complaints, nor has the Zoning Administrator observed, the types of inordinate impacts one could expect from a kennel, primarily noise, odor and improper disposal of waste. 2

3 However, these impacts can be a function of the number of dogs on the property at any given time. Reports from Oakland County Animal Control indicate that 77 dogs were observed. The information from the applicant is not sufficient to determine the number of dogs the property can accommodate. 3. The proposed use shall be such that the proposed location and height of buildings or structures and location, nature and height of walls, fences and landscaping will not interfere with or discourage the appropriate development and use of adjacent land and buildings or unreasonably affect their value. Comments: We understand that the dogs are kept in the garage and possibly the pole barn. It is not clear from the plan or explanation whether there are external dog runs. 4. The proposed use shall relate harmoniously with the physical, historic, and economic aspects of adjacent land uses as regards prevailing shopping habits, convenience of access by prospective patrons, continuity of development, and need for particular services and facilities in specific areas of the Township. Comments: Answer to standard #1 is relevant to this standard. 5. The proposed use is in general agreement with the Master Plan designation for the area where the use is to be built. Comments: Answer to this standard #1 is relevant to this standard. 6. The proposed use is so designed, located, planned and to be operated that the public health, safety and welfare will be protected. Comments: Township enforcement records indicate that there have been a number of dogs on the property. Oakland County Animal Control has reported cases of parvovirus. In general, we believe there is a direct relationship between meeting this standard, the number of dogs and the manner in which the kennel is operated. At this point, the applicant needs to be more specific regarding all of these factors. 7. The proposed use shall not cause substantial injury to the value of other property in the neighborhood in which it is to be located and will not be 3

4 detrimental to existing and/or other permitted land uses in the zoning district. Comments: As indicated in our comments to standard #1, a properly operated kennel would not be a detriment to neighboring properties in this location. However, there is insufficient information to make that determination. 8. The proposed special land use shall not result in an impairment, pollution and/or destruction of the air, water, natural resources and/or public trust therein. Comments: The primary concern with kennels are noise and the disposal of waste. The Township has no reported complaints regarding noise. Information provided by the applicant regarding waste disposal is not clear. 9. The proposed special land use shall not unreasonably burden the capacity of public services and/or facilities. Comments: The primary burden on public services would be with enforcement. A properly operated kennel would not create an unreasonable burden on public services and/or facilities. Conclusion: There is insufficient information provided by the applicant to make a determination that the general standards are met. Specifically, the applicant should provide information regarding the total number of dogs that will be kept on the property, the manner in which they will be kept, the location and size of outdoor runs and the manner of waste disposal. The Specific Standards A. Area and Setbacks. 1. A minimum lot area of not less than ten (10) acres, and a minimum lot width of not less than five hundred (500) feet, shall be required. 2. All buildings, pens and runways for housing or keeping of such animals shall not be less than one hundred and fifty (150) feet from any adjacent property line. 4

5 Comments: The property is 3.03 acres with a lot width of 200. Plot plan dimensions indicated that neither the house nor the pole barn meet the 150 setback. Therefore, several variances will be required. B. Screening and Fencing. 1. Pens and runways shall be screened from view from the road, either by the building or a greenbelt of plantings in accordance with Section All yard space used for pen areas shall be fenced with woven wire or other approved fence material, and said fence shall not be less than five (5) feet in height. Such fence shall be maintained in good condition. Comments: There is insufficient information provided to determine if this requirement is met. C. Operations and Maintenance. 1. An operation and maintenance plan shall be submitted that specifically addresses how noise will be attenuated and waste handled. Comments: There is insufficient information provided to determine if this requirement is met. D. Permit Requirements. 1. Any permit requirement of County and State agencies shall be met. Comments: The Michigan Dog Law of 1919, PA 339 of 1919, as amended, authorizes the County to issue commercial kennel licenses. However, the license is issued after receipt of zoning approval and inspection by Oakland County Animal Shelter and Pet Adoption Center. Therefore, any action of approval by the Township must be conditional on receipt of a kennel license by Oakland County. Recommendation: There is insufficient information to determine if Ordinance standards are met. We recommend this item be tabled to provide sufficient time for the applicant to respond to our comments. Please let me know if there are any questions. 5

6 #

CITY OF BRIGHTON. Community Development/Planning Department SPECIAL LAND USE APPLICATION

CITY OF BRIGHTON. Community Development/Planning Department SPECIAL LAND USE APPLICATION Date Check # Amount Site Plan # SPECIAL LAND USE APPLICATION Project Address: Petitioner: Petitioner Address: General Information: Property Address: Parcel(s) tax ID number(s): Lot Dimensions: N, E, S,

More information

Attached is a Clinton Township Zoning Permit Application and requirements for issuance of a permit.

Attached is a Clinton Township Zoning Permit Application and requirements for issuance of a permit. To Whom It May Concern: Attached is a Clinton Township Zoning Permit Application and requirements for issuance of a permit. The fee for the permit application is $75.00, which shall be made payable to

More information

Zoning Board of Appeals

Zoning Board of Appeals Zoning Administrator City of Dearborn Economic and Community Development 16901 Michigan Avenue, Suite 6 Dearborn, Michigan 48126 General Information Zoning Board of Appeals The Dearborn Zoning Ordinance

More information

Understanding the Conditional Use Process

Understanding the Conditional Use Process Understanding the Conditional Use Process The purpose of this document is to explain the process of applying for and obtaining a conditional use permit in the rural unincorporated towns of Dane County.

More information

UPPER MOUNT BETHEL TOWNSHIP NORTHAMPTON COUNTY, PENNSYLVANIA

UPPER MOUNT BETHEL TOWNSHIP NORTHAMPTON COUNTY, PENNSYLVANIA UPPER MOUNT BETHEL TOWNSHIP NORTHAMPTON COUNTY, PENNSYLVANIA JOINDER DEED / LOT CONSOLIDATION TOWNSHIP REVIEW PROCESS When accepting proposed Joinder Deeds / Lot Consolidations, review the Joinder Deed

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 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

CITY OF NAPLES STAFF REPORT

CITY OF NAPLES STAFF REPORT Meeting of 05/13/15 Conditional Use Petition 15-CU3 CITY OF NAPLES STAFF REPORT To: Planning Advisory Board From: Planning Department Subject: Conditional Use Petition 15-CU3 Petitioner: Hazelden Betty

More information

PERMITTED USES: Within the MX-1 Mixed Use Neighborhood District the following uses are permitted:

PERMITTED USES: Within the MX-1 Mixed Use Neighborhood District the following uses are permitted: 6.25 MX-1 - MIXED USE NEIGHBORHOOD 6.25.1 INTENT: The purpose of the MX-1 Mixed Use Neighborhood District is to accommodate the development of a wide-range of residential and compatible non-residential

More information

Rules and Regulations for Home Occupations & No Impact Home Based Businesses

Rules and Regulations for Home Occupations & No Impact Home Based Businesses Rules and Regulations for Home Occupations & No Impact Home Based Businesses HOME OCCUPATION An activity for gain carried on entirely within a dwelling, or in a building accessory to a dwelling, by the

More information

ARTICLE 7 R-1 ONE FAMILY RESIDENTIAL DISTRICT

ARTICLE 7 R-1 ONE FAMILY RESIDENTIAL DISTRICT ARTICLE 7 R-1 ONE FAMILY RESIDENTIAL DISTRICT SECTION 700 STATEMENT OF PURPOSE This district classification is designed to be the most restrictive of the residential districts intended to encourage an

More information

R-1 SINGLE FAMILY RESIDENCE DISTRICT

R-1 SINGLE FAMILY RESIDENCE DISTRICT 1001.12 R-1 SINGLE FAMILY RESIDENCE DISTRICT Subd 1. Purpose. The purpose of the R-1, Single Family Residence District is for low density single family dwelling development as an extension of existing

More information

Urban Planning and Land Use

Urban Planning and Land Use Urban Planning and Land Use 701 North 7th Street, Room 423 Kansas City, Kansas 66101 Email: planninginfo@wycokck.org Phone: (913) 573-5750 Fax: (913) 573-5796 www.wycokck.org/planning To: City Planning

More information

TOWN OF TEMPLE ZONING BOARD OF ADJUSTMENT APPLICATION Revised June 2017

TOWN OF TEMPLE ZONING BOARD OF ADJUSTMENT APPLICATION Revised June 2017 TOWN OF TEMPLE ZONING BOARD OF ADJUSTMENT APPLICATION Revised June 2017 423 Route 45 PO Box 191 Temple, N.H. 03084 INSTRUCTIONS FOR SUBMITTING A COMPLETE APPLICATION (Please read carefully) For an application

More information

ARTICLE 24 SITE PLAN REVIEW

ARTICLE 24 SITE PLAN REVIEW ARTICLE 24 SITE PLAN REVIEW 24.1 PURPOSE: The intent of these Ordinance provisions is to provide for consultation and cooperation between the land developer and the Township Planning Commission in order

More information

CITY OF CUDAHY CALIFORNIA Incorporated November 10, 1960 P.O. Box Santa Ana Street Cudahy, California

CITY OF CUDAHY CALIFORNIA Incorporated November 10, 1960 P.O. Box Santa Ana Street Cudahy, California CITY OF CUDAHY CALIFORNIA Incorporated November 10, 1960 P.O. Box 1007 5220 Santa Ana Street Cudahy, California 90201-6024 PLANNING DIVISION PLANNING APPLICATION FOR MAJOR PROJECTS Appeal Change of Zone

More information

Please be advised that the Town does not enforce private covenants or deed restrictions. I. SUBJECT ADDRESS: Zoning District. Palm Beach County:

Please be advised that the Town does not enforce private covenants or deed restrictions. I. SUBJECT ADDRESS: Zoning District. Palm Beach County: ZONING APPLICATION TOWN OF PALM BEACH () This application includes requests for: Site Plan Review Special Exception Variance TO BE HEARD BY THE TOWN COUNCIL ON AFTER 9:30 A.M., IN THE TOWN OF PALM BEACH

More information

LAGRANGE TOWNSHIP BOARD OF ZONING APPEALS REQUEST FOR HOME OCCUPATION/CONDITIONAL PERMIT NEW

LAGRANGE TOWNSHIP BOARD OF ZONING APPEALS REQUEST FOR HOME OCCUPATION/CONDITIONAL PERMIT NEW LAGRANGE TOWNSHIP BOARD OF ZONING APPEALS REQUEST FOR HOME OCCUPATION/CONDITIONAL PERMIT NEW I AM REQUESTING A CONDITIONAL ZONING PERMIT FOR A HOME OCCUPATION. PRESENT ZONING DISTRICT: DATE: DESCRIPTION

More information

ADMINISTRATIVE HEARING STAFF REPORT

ADMINISTRATIVE HEARING STAFF REPORT ADMINISTRATIVE HEARING STAFF REPORT Providence Place Apartments Utility Box No. 2 Conditional Use Petition PLNPCM2011-00426 309 East 100 South September 22, 2011 Planning and Zoning Division Department

More information

(1) Single-family dwellings, including customary accessory uses. Accessory structures, subject to the following:

(1) Single-family dwellings, including customary accessory uses. Accessory structures, subject to the following: Sec. 3-14. COUNTRY ESTATES DISTRICT (Zone AR-1) (a) Intent. All land designated as Zone AR-1 is subject to the regulations of this Section as well as Sec. 20.3-10. Such areas have been established in order

More information

ARTICLE 9 - ACCESSORY AND TEMPORARY USES AND STRUCTURES

ARTICLE 9 - ACCESSORY AND TEMPORARY USES AND STRUCTURES ARTICLE 9 - ACCESSORY AND TEMPORARY PART A - ACCESSORY 9-1 AUTHORIZATION Subject to the limitations of this Part A, accessory uses and structures are permitted in any Zoning District in connection with

More information

Urban Planning and Land Use

Urban Planning and Land Use Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: From: City Planning

More information

WEISENBERG TOWNSHIP, PENNSYLVANIA

WEISENBERG TOWNSHIP, PENNSYLVANIA WEISENBERG TOWNSHIP, PENNSYLVANIA ZONING HEARING BOARD APPLICATION FOR HEARING (Board meets second Wednesday each month) DOCKET NO. Date: FEE: $ 500.00 Single Family Residence $ 800.00 Other Than Single

More information

Z O N I N G R E G U L A T I O N S. City of New London, Connecticut

Z O N I N G R E G U L A T I O N S. City of New London, Connecticut Z O N I N G R E G U L A T I O N S City of New London, Connecticut Amended To July 10, 2018 R-1 and R-1A Article IV. Residential District Regulations Section 400 R-1 and R-lA - Single Family Low Density

More information

(1) Single-family or mobile home dwelling with their customary accessory uses.

(1) Single-family or mobile home dwelling with their customary accessory uses. Sec. 3-13. AGRICULTURAL/RESIDENTIAL DISTRICT (Zone AR) (a) (b) Intent. All land designated as Zone AR is subject to the requirements of this Section as well as the appropriate density and intensity in

More information

ARTICLE XI CONDITIONAL USE PERMITS

ARTICLE XI CONDITIONAL USE PERMITS ARTICLE XI CONDITIONAL USE PERMITS 11.1 Purpose. The City of Hailey recognizes that certain uses possess unique and special characteristics with respect to their location, design, size, method of operation,

More information

-Section Contents Intent Household Pets Poultry, Fowl, and Small Livestock (noncommercial)...

-Section Contents Intent Household Pets Poultry, Fowl, and Small Livestock (noncommercial)... SECTION 24 ANIMALS -Section Contents- INTENT 2401 Intent... 24-2 HOUSEHOLD PETS 2402 Household Pets... 24-2 POULTRY, FOWL AND SMALL LIVESTOCK 2403 Poultry, Fowl, and Small Livestock (noncommercial)...

More information

b) A Home Occupation is allowed only in single family dwelling units in the AG-1, AG-2, R-1, R-2, R-3 Zones, MH, and PUD Zones.

b) A Home Occupation is allowed only in single family dwelling units in the AG-1, AG-2, R-1, R-2, R-3 Zones, MH, and PUD Zones. c) For cul-de-sac lots see Section 4.23 4.45 HOME OCCUPATION (23 October, 2017) a) A Home Occupation is an occupation, business or profession carried on only by family members residing on the premises,

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

Ordinance No SECTION SIX: Chapter of the City of Zanesville' s Planning and Zoning Code is amended to read as follows:

Ordinance No SECTION SIX: Chapter of the City of Zanesville' s Planning and Zoning Code is amended to read as follows: SECTION SIX: Chapter 1115.02 of the City of Zanesville' s Planning and Zoning Code is 1115.02 APPROVAL PROCESS. Variances shall be approved only in conformance with the approval process provided in Chapter

More information

PROTECTIVE COVENANTS DEED RESTRICTIONS SPENCER BUSINESS/INDUSTRIAL PARK August 11, 1999 Amended, March 3, 2014

PROTECTIVE COVENANTS DEED RESTRICTIONS SPENCER BUSINESS/INDUSTRIAL PARK August 11, 1999 Amended, March 3, 2014 PROTECTIVE COVENANTS DEED RESTRICTIONS SPENCER BUSINESS/INDUSTRIAL PARK August 11, 1999 Amended, March 3, 2014 1. GENERAL PURPOSES and CONDITIONS The real property conveyed hereby, being part of the Spencer

More information

Special Land Use. SLU Application & Review Standards

Special Land Use. SLU Application & Review Standards review and approval is needed for certain uses of property that have the potential to impact adjacent properties and the neighborhood. The application and review procedure is intended to ensure that the

More information

Conditional Use Permit / Standard Subdivision Application

Conditional Use Permit / Standard Subdivision Application Conditional Use Permit / Standard Subdivision Application Name of Proposed Subdivision: Total Area (Acres) Is Proposed Subdivision to be built in phases? Number of Lots If yes, how many phases? Applicant/Owner

More information

The following uses may be allowed in the CL zone with administrative approval, subject to section of this ordinance:

The following uses may be allowed in the CL zone with administrative approval, subject to section of this ordinance: Sec. 4-100 - CL/Commercial low zone. 4-101 - Purpose. The CL zone is intended to provide for small scale retail and service uses offering pedestrian oriented shopping and services for individual consumers

More information

PICKENS COUNTY UNIFIED DEVELOPMENT STANDARDS ORDINANCE. Organization of the Ordinance

PICKENS COUNTY UNIFIED DEVELOPMENT STANDARDS ORDINANCE. Organization of the Ordinance PICKENS COUNTY UNIFIED DEVELOPMENT STANDARDS ORDINANCE Organization of the Ordinance Article 1. Article 2. Article 3. Article 4. Article 5. Article 6. Article 7. Adoption, Applicability and Interpretation

More information

(1) Single-family dwellings, including customary accessory uses. Accessory structures, subject to the following:

(1) Single-family dwellings, including customary accessory uses. Accessory structures, subject to the following: Sec. 3-15. RURAL ESTATES DISTRICT (Zone AR-2) (a) (b) Intent. All land designated as Zone AR-2 is subject to the regulations of this Section as well as Sec. 20.3-10. Such areas have been established in

More information

TOWNSHIP OF SCIO MORATORIUM RESOLUTION REGARDING OIL AND GAS OPERATIONS IN TOWNSHIP

TOWNSHIP OF SCIO MORATORIUM RESOLUTION REGARDING OIL AND GAS OPERATIONS IN TOWNSHIP TOWNSHIP OF SCIO MORATORIUM RESOLUTION REGARDING OIL AND GAS OPERATIONS IN TOWNSHIP At a special meeting of the Township Board of the Township of Scio held at the Township Hall, August 20, 2014. WHEREAS,

More information

ARTICLE 8: SPECIAL LAND USES

ARTICLE 8: SPECIAL LAND USES ARTICLE 8: SPECIAL LAND USES Section 8.0 - Purpose Special Land Use permits are required for proposed activities which are essentially compatible with other uses, or activities permitted in a zoning district,

More information

Special Use Permit - Planned Unit Development Checklist. Property Address:

Special Use Permit - Planned Unit Development Checklist. Property Address: Special Use Permit - Planned Unit Development Checklist Special Use Permit Number. Parcel Code/s #28-11- - - Property Address: Applicant: ARTICLE VIII Ordinance Reference - Section 8.1.2 Permit Procedures:

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

Salem Township Zoning Ordinance Page 50-1 ARTICLE 50.0: PUD PLANNED UNIT DEVELOPMENT

Salem Township Zoning Ordinance Page 50-1 ARTICLE 50.0: PUD PLANNED UNIT DEVELOPMENT Salem Township Zoning Ordinance Page 50-1 ARTICLE 50.0 PLANNED UNIT DEVELOPMENT Section 50.01 Purpose The provisions of this Article provide enabling authority and standards for the submission, review,

More information

CHAPTER 3 PERMITS, PLANS AND ANNEXATION

CHAPTER 3 PERMITS, PLANS AND ANNEXATION CHAPTER 3 PERMITS, PLANS AND ANNEXATION SECTION: 10-3-1: General Regulations 10-3-2: Building Permit 10-3-3: Plans 10-3-4: Certificate of Compliance and Occupancy 10-3-5: Conditional Use Permits 10-3-6:

More information

ARTICLE VII. NONCONFORMITIES. Section 700. Purpose.

ARTICLE VII. NONCONFORMITIES. Section 700. Purpose. ARTICLE VII. NONCONFORMITIES. Section 700. Purpose. The purpose of this chapter is to regulate and limit the development and continued existence of legal uses, structures, lots, and signs established either

More information

Chapter 8 The Residential District Requirements

Chapter 8 The Residential District Requirements Chapter 8 The Residential District Requirements ECTION: 9-8-1 General Purpose tatement 9-8-2 General Cross-reference Guide for Additional Regulations. 9-8-3 Residential District Regulations 9-8-4 E-1 Estate

More information

Allow continued use of existing grass runway for personal use by landowner.

Allow continued use of existing grass runway for personal use by landowner. CUP-13-00193 Item No. 4-1 PLANNING COMMISSION REPORT Regular Agenda PC Staff Report 7/22/13 ITEM NO. 4: CONDITIONAL USE PERMIT; PRIVATE LANDING STRIP; 2215 N 500 (MKM) CUP-13-00193: Consider a Conditional

More information

5.0 Specific Use Regulations

5.0 Specific Use Regulations 5.0 Specific Use Regulations SPECIFIC 5.1 Application 5.1.1 In addition to the Regulations for the specific zones where the specific uses are allowed, the Specific Use Regulation shall apply to all development

More information

Extractive Industrial Regulatory Ordinance No. 21 revised Dec. 28, 2010 EXTRACTIVE INDUSTRIAL REGULATORY ORDINANCE TYRONE TOWNSHIP, MICHIGAN

Extractive Industrial Regulatory Ordinance No. 21 revised Dec. 28, 2010 EXTRACTIVE INDUSTRIAL REGULATORY ORDINANCE TYRONE TOWNSHIP, MICHIGAN 40.101 Sec. 1. TITLE. EXTRACTIVE INDUSTRIAL REGULATORY ORDINANCE TYRONE TOWNSHIP, MICHIGAN ord. no. 21 eff. May 12, 1979, revised Dec. 28, 2010 This ordinance shall be known and cited as the Tyrone Township

More information

CHAPTER 14 PLANNED UNIT DEVELOPMENTS

CHAPTER 14 PLANNED UNIT DEVELOPMENTS 9-14-1 9-14-1 CHAPTER 14 PLANNED UNIT DEVELOPMENTS SECTION: 9-14-1: Purpose 9-14-2: Governing Provisions 9-14-3: Minimum Area 9-14-4: Uses Permitted 9-14-5: Common Open Space 9-14-6: Utility Requirements

More information

Charter Township of Plymouth Zoning Ordinance No. 99 Page 17 Article 5: AG Agricultural District

Charter Township of Plymouth Zoning Ordinance No. 99 Page 17 Article 5: AG Agricultural District Charter Township of Plymouth Zoning Ordinance No. 99 Page 17 PURPOSE ARTICLE V AG AGRICULTURAL DISTRICT To allow continued use of land zoned AG which is suited to eventual development into uses which would

More information

DESOTO COUNTY PLANNING AND ZONING DEPARTMENT STAFF REPORT

DESOTO COUNTY PLANNING AND ZONING DEPARTMENT STAFF REPORT DESOTO COUNTY PLANNING AND ZONING DEPARTMENT STAFF REPORT REQUEST: PROPERTY OWNER: APPLICANT: AGENT: SE 2014-02 Felix & Maria Zapata Felix & Maria Zapata Same N/A PROPERTY: 35-38-24-0116-0010-0090 TOTAL

More information

NYE COUNTY, NV PAHRUMP REGIONAL PLANNING COMMISSION REGULAR MEETING APRIL 15, 2015

NYE COUNTY, NV PAHRUMP REGIONAL PLANNING COMMISSION REGULAR MEETING APRIL 15, 2015 NYE COUNTY, NV PAHRUMP REGIONAL PLANNING COMMISSION REGULAR MEETING APRIL 15, 2015 Staff Report Agenda Item No. 10 CASE DESCRIPTION(S): For possible action CU-2015-000005: Public hearing, discussion, deliberation

More information

RULES AND REGULATIONS OF CLEARBROOK COMMUNITY SERVICES ASSOCIATION REVISED - FEBRUARY 2, 2016

RULES AND REGULATIONS OF CLEARBROOK COMMUNITY SERVICES ASSOCIATION REVISED - FEBRUARY 2, 2016 RULES AND REGULATIONS OF CLEARBROOK COMMUNITY SERVICES ASSOCIATION REVISED - FEBRUARY 2, 2016 1 RULES AND REGULATIONS The following Rules and Regulations adopted by the Board of Directors of Clearbrook

More information

GC General Commercial District

GC General Commercial District Section 712. GC General Commercial District 712.1 Intent of District. It is the intent of this section that the GC Zoning District be developed and reserved for general business purposes. The regulations

More information

Multiple Use Forest District (MUF)

Multiple Use Forest District (MUF) This district is defined as Multiple Use Forest District with a minimum lot size of 20 acres. 11.15.2162 Purposes The purposes of the Multiple Use Forest District are to conserve and encourage the use

More information

CITY PLANNING COMMISSION COMPREHENSIVE PLAN AND REVIEW CRITERIA

CITY PLANNING COMMISSION COMPREHENSIVE PLAN AND REVIEW CRITERIA Page 3 CITY PLANNING COMMISSION COMPREHENSIVE PLAN AND REVIEW CRITERIA COMPREHENSIVE PLAN: The City Planning Commission uses the Comprehensive Plan as a guide in all land use matters. The Plan is available

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

ARTICLE 10 NONCONFORMITIES

ARTICLE 10 NONCONFORMITIES SECTION 10.01 - GENERAL PROVISIONS ARTICLE 10 NONCONFORMITIES A. Lots, structures, and uses of land and structures that were lawful before this Ordinance was adopted or amended and which would be prohibited,

More information

CONDOMINIUM REGULATIONS

CONDOMINIUM REGULATIONS ARTICLE 37 CONDOMINIUM REGULATIONS SECTION 37.01. Purpose The purpose of this Article is to regulate projects that divide real property under a contractual arrangement known as a condominium. New and conversion

More information

CHAPTER VII R-2 LOW DENSITY RESIDENTIAL DISTRICT

CHAPTER VII R-2 LOW DENSITY RESIDENTIAL DISTRICT CHAPTER VII R-2 LOW DENSITY RESIDENTIAL DISTRICT SECTION 7.01 DESCRIPTION AND PURPOSE. This Zoning District is intended for low density residential uses together with required recreational, religious and

More information

9 September 12, 2012 Public Hearing APPLICANT:

9 September 12, 2012 Public Hearing APPLICANT: 9 September 12, 2012 Public Hearing APPLICANT: PROPERTY OWNER: THOMAS AND REQUEST: Conditional Use Permit (Residential Kennel) STAFF PLANNER: Karen Prochilo ADDRESS / DESCRIPTION: 4677 Ardmore Lane GPIN:

More information

ARTICLE 7. SPECIFIC USE STANDARDS

ARTICLE 7. SPECIFIC USE STANDARDS ARTICLE 7. SPECIFIC USE STANDARDS Section 7.1 Applicability The following standards apply to specified uses in all zoning districts in which such uses are allowed. Section 7.2 Accessory Apartments (A)

More information

6. Bed and BreakfastslBoarding, Lodging or Rooming Houses:

6. Bed and BreakfastslBoarding, Lodging or Rooming Houses: 6. Bed and BreakfastslBoarding, Lodging or Rooming Houses: a. There shall be no use of show windows or displays or advertising visible outside the premises to attract customers or clients other than the

More information

BILL OF ASSURANCE CHOCTAW FIFTH ADDITION (Blocks 29-32)

BILL OF ASSURANCE CHOCTAW FIFTH ADDITION (Blocks 29-32) KNOW ALL MEN BY THESE PRESENTS: BILL OF ASSURANCE CHOCTAW FIFTH ADDITION (Blocks 29-32) THAT Cherokee Village Development Company, Inc., a corporation, holds the title to all of the following described

More information

STATE OF MICHIGAN COUNTY OF MARQUETTE, TOWNSHIP OF NEGAUNEE LAND DIVISION, SUBDIVISION AND CONDOMINIUM ORDINANCE

STATE OF MICHIGAN COUNTY OF MARQUETTE, TOWNSHIP OF NEGAUNEE LAND DIVISION, SUBDIVISION AND CONDOMINIUM ORDINANCE STATE OF MICHIGAN COUNTY OF MARQUETTE, TOWNSHIP OF NEGAUNEE LAND DIVISION, SUBDIVISION AND CONDOMINIUM ORDINANCE Adopted: August 8 th, 2008 Effective: August 28 th, 2008 Sec.100. Title ARTICLE I GENERAL

More information

TEMPORARY USE APPLICATION Sec and Temporary Housing

TEMPORARY USE APPLICATION Sec and Temporary Housing Temporary Use Application Page 1 of 6 Receipt Date Stamp CITY OF CARLSBAD Planning, Engineering, and Regulation Department PO Box 1569, Carlsbad, NM 88221 Phone (575) 885-1185 Fax (575) 628-8379 TEMPORARY

More information

ARTICLE VI. SPECIAL EXCEPTION REGULATIONS

ARTICLE VI. SPECIAL EXCEPTION REGULATIONS ARTICLE VI. SPECIAL EXCEPTION REGULATIONS SECTION 601. GENERAL DESCRIPTION Special exceptions are deemed to be permitted uses in their respective districts, subject to the satisfaction of the requirements

More information

For the purpose of this Zoning Ordinance, the Village is hereby divided into five classes of zoning districts known as:

For the purpose of this Zoning Ordinance, the Village is hereby divided into five classes of zoning districts known as: Chapter 3 District Regulations SECTION 301. VILLAGE ZONING DISTRICTS. For the purpose of this Zoning Ordinance, the Village is hereby divided into five classes of zoning districts known as: R-1 Low-Density

More information

PLANNING COMMISSION REPORT Regular Agenda Public Hearing Item

PLANNING COMMISSION REPORT Regular Agenda Public Hearing Item CUP-15-00474 Item No. 5-1 PC Staff Report 11/16/15 ITEM NO. 5 PLANNING COMMISSION REPORT Regular Agenda Public Hearing Item CONDITIONAL USE PERMIT FOR PUBLIC WHOLESALE WATER SUPPLY DISTRICT NO. 25; E 1300

More information

Zoning Most Frequently Asked Questions

Zoning Most Frequently Asked Questions Zoning Most Frequently Asked Questions Zoning is needed to achieve the following: Orderly development consistent with utility location/capacity, street network, public services; Compatible land uses in

More information

CHAPTER 5A A-1 AGRICULTURAL CONSERVATION DISTRICT

CHAPTER 5A A-1 AGRICULTURAL CONSERVATION DISTRICT CHAPTER 5A A-1 AGRICULTURAL CONSERVATION DISTRICT SECTION 5A.01 DESCRIPTION AND PURPOSE. It is recognized that the public health and welfare of the citizens of Salem Township, Allegan County, the state

More information

BYRON TOWNSHIP ZONING APPLICATION

BYRON TOWNSHIP ZONING APPLICATION BYRON TOWNSHIP ZONING APPLICATION This application will not be accepted if incomplete. Phone: (616) 878-9104 * Fax: (616) 878-3980 * Website: www.byrontownship.org APPLICATION FOR SPECIAL LAND USES - PLEASE

More information

ARTICLE 7: PLOT PLANS AND SITE PLAN REQUIREMENTS AND REVIEW

ARTICLE 7: PLOT PLANS AND SITE PLAN REQUIREMENTS AND REVIEW ARTICLE 7: PLOT PLANS AND SITE PLAN REQUIREMENTS AND REVIEW Section 7.0 - Purpose The purpose of this article is to specify the documents and/or drawings required for a Site Plan Review or a Plot Plan

More information

All of the following must be submitted before the Planning Department can process the application:

All of the following must be submitted before the Planning Department can process the application: CITY OF WEST COVINA PLANNING DEPARTMENT Instructions for filing for a Conditional Use Permit All of the following must be submitted before the Planning Department can process the application: 1. Application

More information

ARCHITECTURAL CONTROL

ARCHITECTURAL CONTROL ARCHITECTURAL CONTROL The Franklin Valley Restrictions, or covenants, form a legally recorded document prepared by prior owners of the land on which the community is located. The purpose of restrictions

More information

TOWNSHIP OF ACME GRAND TRAVERSE COUNTY, MICHIGAN SHORT-TERM RENTAL ORDINANCE ORDINANCE NO:

TOWNSHIP OF ACME GRAND TRAVERSE COUNTY, MICHIGAN SHORT-TERM RENTAL ORDINANCE ORDINANCE NO: TOWNSHIP OF ACME GRAND TRAVERSE COUNTY, MICHIGAN SHORT-TERM RENTAL ORDINANCE ORDINANCE NO: 2017-01 ARTICLE 1: OVERVIEW Section 1.1: Title This Ordinance shall be known as the Acme Township Short-Term Rental

More information

ARTICLE 23 CONDOMINIUM STANDARDS

ARTICLE 23 CONDOMINIUM STANDARDS ARTICLE 23 CONDOMINIUM STANDARDS Section 23.01 Intent. The intent of this Article is to provide regulatory standards for condominiums and site condominiums similar to those required for projects developed

More information

City of La Puente E. Main Street, La Puente, CA Telephone (626) Fax (

City of La Puente E. Main Street, La Puente, CA Telephone (626) Fax ( City of La Puente 15900 E. Main Street, La Puente, CA 91744 Telephone (626)855-1500 Fax (961-4626 DEVELOPMENT AGREEMENT APPLICATION NOTICE TO ALL APPLICANTS In order for City Staff to expeditiously process

More information

ARTICLE IV R-1A, R-1B, R-1C, R-1, R-2, R-3, AND R-4, ONE FAMILY RESIDENTIAL DISTRICTS

ARTICLE IV R-1A, R-1B, R-1C, R-1, R-2, R-3, AND R-4, ONE FAMILY RESIDENTIAL DISTRICTS ARTICLE IV R-1A, R-1B, R-1C, R-1, R-2, R-3, AND R-4, ONE FAMILY RESIDENTIAL DISTRICTS PREAMBLE These residential districts are designed to provide for one family low density dwelling sites and residentially

More information

ZONING

ZONING 130.10. R3 Medium Density Residential District. 130.10.1. Purpose. To preserve existing medium density single-family neighborhoods; provide the opportunity for TWO-FAMILY DWELLINGS in PLANNED RESIDENTIAL

More information

Urban Planning and Land Use

Urban Planning and Land Use Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: From: City Planning

More information

DRAFT FOR DISCUSSION PURPOSES ONLY SEPTEMBER 29, 2017

DRAFT FOR DISCUSSION PURPOSES ONLY SEPTEMBER 29, 2017 DRAFT FOR DISCUSSION PURPOSES ONLY SEPTEMBER 29, 2017 AN ORDINANCE AMENDING APPENDIX A OF THE CITY CODE, ENTITLED ZONING, ARTICLE 3, SECTION 3-403; ARTICLE 6, SECTIONS 6-2101 AND 6-2102; ARTICLE 10, SECTIONS

More information

ARTICLE IV R-1A, R-1B, R-1C, R-1, R-2, R-3, AND R-4, ONE FAMILY RESIDENTIAL DISTRICTS

ARTICLE IV R-1A, R-1B, R-1C, R-1, R-2, R-3, AND R-4, ONE FAMILY RESIDENTIAL DISTRICTS ARTICLE IV R-1A, R-1B, R-1C, R-1, R-2, R-3, AND R-4, ONE FAMILY RESIDENTIAL DISTRICTS PREAMBLE These residential districts are designed to provide for one family low density dwelling sites and residentially

More information

CHEROKEE COUNTY Application for Public Hearing Special Use Permit

CHEROKEE COUNTY Application for Public Hearing Special Use Permit CHEROKEE COUNTY Application for Public Hearing Special Use Permit Pre-Application Meeting Date: Preliminary Review Meeting Date: Community Information and Input Meeting Date/Time: Applicant, or representative

More information

90+/-Acres D-19 Southwest corner of I-96 & D-19 Marion Township, Michigan

90+/-Acres D-19 Southwest corner of I-96 & D-19 Marion Township, Michigan 90+/- Acres of Commercial Land 90+/-Acres D-19 Southwest corner of I-96 & D-19 Marion Township, Michigan F O R S A L E Exclusively listed by Mark W. Szerlag, CCIM Partner T: 248.476.3700 F: 248.476.3560

More information

AGENDA. a. Carol Crews Special Exception Hair Salon (Continued from February) b. James Barber Special Exception Horse

AGENDA. a. Carol Crews Special Exception Hair Salon (Continued from February) b. James Barber Special Exception Horse Baker County Land Planning Agency (LPA) Thursday, April 23, 2015 Baker County Administration Building 55 North Third Street Macclenny, FL 32063 (904) 259-3354 AGENDA 5:OO P.M. LDR Mining Workshop A. Draft

More information

ZONING LOCAL LAW TOWN OF KIRKWOOD. Local Law # Adopted March 4, 2008

ZONING LOCAL LAW TOWN OF KIRKWOOD. Local Law # Adopted March 4, 2008 Local Law #2-2008 - Adopted March 4, 2008 SECTION 1201. Purpose and Intent The purpose and intent of the Composting District of the Town of Kirkwood, New York, is to guide the future development of the

More information

ZONING ORDINANCE: OPEN SPACE COMMUNITY. Hamburg Township, MI

ZONING ORDINANCE: OPEN SPACE COMMUNITY. Hamburg Township, MI ZONING ORDINANCE: OPEN SPACE COMMUNITY Hamburg Township, MI ARTICLE 14.00 OPEN SPACE COMMUNITY (Adopted 1/16/92) Section 14.1. Intent It is the intent of this Article to offer an alternative to traditional

More information

PROTECTIVE COVENANTS Filings 1-4

PROTECTIVE COVENANTS Filings 1-4 Page 1 of 5 PROTECTIVE COVENANTS (Book 3662 Page 457) The following are Protective Covenants for WOODGATE SUBDIVISION FILINGS NO. 1 THROUGH 4, a subdivision situated in the City of Aurora, County of Arapahoe,

More information

BILL OF ASSURANCE NAVASOTA FIRST ADDITION

BILL OF ASSURANCE NAVASOTA FIRST ADDITION BILL OF ASSURANCE NAVASOTA FIRST ADDITION KNOW ALL MEN BY THESE PRESENTS: That Cherokee Village Development Company, Inc., a corporation, holds the title to all of the following described lands situated

More information

ARTICLE 12 PROCEDURES AND STANDARDS

ARTICLE 12 PROCEDURES AND STANDARDS ARTICLE 12 PROCEDURES AND STANDARDS Section 12.01 Site Plan Review. A. Purpose. The purpose of this Article is to establish procedures and standards that provide a consistent method of review of site plans,

More information

PREAMBLE. That the Gratiot County Zoning Ordinance be amended as follows:

PREAMBLE. That the Gratiot County Zoning Ordinance be amended as follows: Amendment of Gratiot County Zoning Ordinance AN ORDINANCE TO AMEND THE GRATIOT COUNTY ZONING ORDINANCE REQUIREMENTS FOR SOLAR ENERGY SYSTEMS AND SOLAR FARMS FOR THE COUNTY-ZONED TOWNSHIPS OF ELBA, HAMILTON,

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

Department of Planning Services Division of Planning SARAH E. KEIFER, AICP Phone: 302/ Director of Planning Services FAX: 302/

Department of Planning Services Division of Planning SARAH E. KEIFER, AICP Phone: 302/ Director of Planning Services FAX: 302/ Kent County Department of Planning Services Division of Planning SARAH E. KEIFER, AICP Phone: 302/744-2471 Director of Planning Services FAX: 302/736-2128 KRISTOPHER S. CONNELLY, AICP Assistant Director

More information

New Cingular Wireless Telecommunication Tower at County Road 48, Milner Conditional Use Permit

New Cingular Wireless Telecommunication Tower at County Road 48, Milner Conditional Use Permit New Cingular Wireless Telecommunication Tower at 39415 County Road 48, Milner ACTIVITY #: Conditional Use Permit PP2012-023 HEARING DATES: Planning Commission (PC): August 16, 2012 at 6:00pm PETITIONER:

More information

Chapter 21 MOBILE HOME PARK REGULATIONS.

Chapter 21 MOBILE HOME PARK REGULATIONS. Chapter 21 MOBILE HOME PARK REGULATIONS. Sec. 21.1 SCOPE. For the preservation of the interests of various types of residential developments which should be permitted in every community and for the protection

More information

CHAPTER XV PUD PLANNED UNIT DEVELOPMENT DISTRICT

CHAPTER XV PUD PLANNED UNIT DEVELOPMENT DISTRICT CHAPTER XV PUD PLANNED UNIT DEVELOPMENT DISTRICT Section 15.1 Planned Unit Development. Planned Unit Development (PUD) includes cluster zoning, plan development, community unit plan, planned residential

More information

Edward B. Wright LOT FOR SALE ACROSS FROM WAL-MART. Industrial Rd Warrenton, VA

Edward B. Wright LOT FOR SALE ACROSS FROM WAL-MART. Industrial Rd Warrenton, VA Edward B. Wright ebw@wright-realty.com 703.368.8136 Industrial Rd Warrenton, VA 20186 LOT FOR SALE ACROSS FROM WAL-MART -Located At The Intersection Of Rt-29 And Industrial Rd -Zoned Industrial -Across

More information

CHAPTER 10 Planned Unit Development Zoning Districts

CHAPTER 10 Planned Unit Development Zoning Districts CHAPTER 10 Planned Unit Development Zoning Districts Section 10.1 Intent and Purpose The Planned Unit Development (PUD) districts are intended to offer design flexibility for projects that further the

More information

NOTICE HOME OCCUPATION HEARING FOR THIS PROPERTY MEETING WILL BE HELD ON THE DATE AND AT THE LOCATION LISTED BELOW

NOTICE HOME OCCUPATION HEARING FOR THIS PROPERTY MEETING WILL BE HELD ON THE DATE AND AT THE LOCATION LISTED BELOW HOME OCCUPATION APPLICATION I. The filing deadline will be the 1 st Tuesday of the Month before 4:00 p.m. Please submit this application to the City of Tontitown Planning Department, 155 Fantinel Drive

More information

Activities which do not satisfy the General Rules and are not provided for as Restricted Discretionary activities... 9

Activities which do not satisfy the General Rules and are not provided for as Restricted Discretionary activities... 9 16.0 PAPAKAINGA AND MARAE SETTLEMENTS... 1 16.1 INTRODUCTION... 1 16.2 ISSUES... 1 16.3 OBJECTIVE (PAPAKAINGA)... 2 16.4 POLICIES (PAPAKAINGA)... 2 16.5 OBJECTIVE (SURROUNDING ENVIRONMENT)... 2 16.6 POLICIES

More information