STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER

Save this PDF as:
Size: px
Start display at page:

Download "STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER"

Transcription

1 Skamania County Community Development Department Building/Fire Marshal - Environmental Health - Planning Skamania County Courthouse Annex Post Office Box 1009 Stevenson, Washington Phone: Inspection Line: STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER PROJECT: FILE # Bolstad Duplex Conditional Use Permit CU REQUEST: The applicant requests a Conditional Use Permit to convert an existing single-family dwelling at 12 Buck Run Road, Stevenson, into a duplex. I. GENERAL INFORMATION Owner(s): Carol Bolstad Applicant(s)/Applicant(s) Carol Bolstad Representative: Tax Parcel Number: Location: 12 Buck Run Road, Stevenson Comprehensive Plan Rural II Designation: Zoning: Residential 2 (R-2) Square Footage/Acreage: 3.17 acres Proposed Use: Duplex Density: Single-family: 2 acres Duplex: 3 acres Sanitary Sewer District: N/A Domestic Water Supplies: Public water system Maple Hill Water Company Fire District: Fire District #2 School District: Stevenson-Carson Drainage Basin: Columbia River WRIA: Wind/White Salmon WRIA Number: WRIA 29 II. HISTORY/BACKGROUND: The subject parcel was created as Lot 1 of the Christensen & Leick Short Plat #2 in September A boundary line adjustment recorded in October 2001 increased the size of the parcel to its current size of 3.17 acres. CU Staff Report Page 1 of 13

2 The property contains one single-family dwelling, constructed in There are nine accessory buildings on the subject property built between 1981 and the present time. The application materials indicate that the property has a tiki bar, swimming pool and some out buildings. Proposed Duplex Figure 1. Map of Subject Property. The single-family dwelling is 1,851 sq. ft. in size according to the Skamania County Assessor s Office. It is two and one-half stories tall including a walk-out daylight basement. The basement is only visible from the south and east elevations. At some point in time, separate living quarters were created in the basement of the dwelling, creating a 984-sq. ft. apartment. Staff became aware of this apartment in October 2016, after a complaint was filed with the Community Development Department. The applicant was sent a Notice of Alleged Violation in November 2016 and subsequently applied for a Conditional Use Permit for a duplex on February 14, 2017, revising their application on March 7, 2017 (Exhibit 2: Application Materials). The Community Development Department has stayed enforcement pending a decision on this application. In the October 2016 complaint, it was alleged that the other accessory buildings were being used as dwellings. Staff inspected the property on September 21, During this inspection, Staff inspected each accessory building inside and outside. Each building appears to meet the definition of accessory use or structure under SCC which states accessory use or structure means one which is subordinate to the principal use or structure on the lot serving a purpose clearly incidental to the use or structure. Each accessory building is relatively small, 200 sq. ft. or less in size. None of the nine accessory buildings contained bathroom or kitchen facilities. Most were used for storage, one building houses the applicant s home-based business, another houses the applicant s llamas, and one is described as a tiki bar for private use only. Only one building included a bed, but this building did not meet the definition of a dwelling unit under SCC which states that a dwelling unit is a structure, or that part of a structure, which is used as a home, residence, or sleeping place by one family that contains kitchen facilities and sanitary facilities. Several buildings include electrical improvements which require permits from the Department of Labor & Industries. The applicant has been informed of this requirement. CU Staff Report Page 2 of 13

3 III. PUBLIC HEARING NOTICE: Skamania County Code (SCC) Section of the Zoning Code requires notice of the Conditional Use Permit application to adjacent property owners within 500 ft. of the subject property and interested parties no less than 20 days prior to the hearing. Notice of the Public Hearing was sent to all adjacent land owners within 500 ft. and interested parties on Monday, September 25, Notice of Public Hearing was posted on the Community Development Department Web page on that same day. (Exhibit 3: Notice of Public Hearing) Skamania County Code (SCC) Section also requires publication of the Notice of Hearing in the official county paper not less than 10 days prior to the Hearing. Notice of Public Hearing was published in the official paper of record on October 4, (Exhibit 4: Notice of Public Hearing) IV. AGENCIES CONTACTED: Skamania County Board of County Commissioners Skamania County Building Department Skamania County Public Works Department Skamania County Assessor s Office Skamania County Environmental Health Skamania County PUD #1 Washington State Department of Fish and Wildlife Cowlitz Indian Tribe Nez Perce Tribe Confederated Tribes and Bands of the Yakama Nation Confederated Tribes of the Warm Springs Reservation Confederated Tribes of Umatilla Indian Reservation V. NATURAL ENVIRONMENT A. Topography: The western portion of the property has slopes primarily under 30%. The development is located on the highest portion of the property where slopes are 5% or less. The property general slopes down towards the east before quickly dropping off. This area is undeveloped. B. Soils: The USDA Natural Resources Conservation Service (NRSC) GIS data layer identifies two soil types on the subject parcel. The development is limited to the area consisting of Steever stony clay loam (#124). This is a well-drained soil typically with 30% to 65% slopes. C. Surface Water: According to a review of water resource maps, a non-fish bearing stream occurs approximately 350 ft. southwest of the subject property. A wetland occurs over 600 ft. northeast of the subject property. There are no water resources on the property. D. Vegetation: The property is vegetated with evergreen and deciduous trees as well as shrubs and other natural vegetation. CU Staff Report Page 3 of 13

4 E. Wildlife: A review of wildlife resource maps did not indicate the presence of sensitive wildlife areas on the subject property. VI. NEIGHBORHOOD CHARACTERISTICS: The property is located near the northwest extent of the Stevenson Urban Area. Just 350 to the west of the property are commercial timberlands within the General Management Area of the National Scenic Area. Within the Urban Area, particularly south and east of the subject property, development primarily consists of medium density residential development on lots between 1-5 acres in size. There are eleven lots on Stewart Road (Stewart Road is a public road off which Buck Run Road extends), west of View Drive. Of these lots, only four are developed with singlefamily residences. The remaining lots are either undeveloped or used for agriculture. One undeveloped lot north of the subject parcel is owned by the applicant. VII. PUBLIC SERVICES The proposal will not require any additional public services than what is already provided. VIII. UTILITIES A. Stormwater: Non-Applicable. B. Wastewater Disposal: The property is served by an on-site septic system. The proposal has been reviewed by the County s Environmental Health Specialist who noted that the existing septic system was installed in 2005 and sized for four bedrooms. The two units will have a total of four bedrooms, therefore the existing system is adequately sized. C. Potable Water: The property is served by a Group B public water system. IX. PUBLIC COMMENTS No public comments have been received as of the date of this Staff Report. X. CRITERIA FOR APPROVAL TITLE 21 ZONING Chapter Residential 2 Zone Classification (R-2) Purpose Intent. The R-2 zone classification is intended to provide a transition zone of medium density residential development which will maintain a rural character of the areas in the rural I and rural II land use areas of the county comprehensive plan A Allowable uses. A. Single-family dwellings. B. Commercial and domestic agriculture. C. Forestry. D. Public facilities and utilities. E. Professional services. CU Staff Report Page 4 of 13

5 F. Cottage occupation (in accordance with Chapter 21.70). G. Light home industry (in accordance with Chapter 21.70). H. Residential care facilities (in accordance with Chapter 21.85). I. Family day care home (in accordance with Section ). J. Safe home. K. Accessory equipment structures. L. Attached communication facilities located on BPA towers (in accordance with Section ) Administrative review uses. A. Child mini-day care center (in accordance with Section ). B. Attached communication facilities, not located on BPA towers (in accordance with Section ) Conditional uses. A. Recreation facilities. B. Geothermal energy facilities. C. Public displays. D. Surface mining. E. Cluster development. F. Duplexes. G. Mobile home parks. H. Semi-public facilities. I. Child day care center (in accordance with Section ). J. Communication towers (in accordance with Section ). K. Co-location of communication towers (in accordance with Section ). The applicant requests Conditional Use Permit approval for a duplex. The subject property is in the Residential 2 (R-2) zone which lists duplexes as a conditional use. Under SCC , a duplex is defined as a dwelling having two single-family units, which may be arranged as a single or two-story building. A dwelling unit is defined in that same section as a structure, or that part of a structure, which is used as a home, residence, or sleeping place by one family that contains kitchen facilities and sanitary facilities. The proposed duplex will be created from a conversion of an existing single-family dwelling. One unit will be approximately 1700 sq. ft. in size and consist of the first and second stories of the dwelling and includes three bedrooms, two bathrooms, a kitchen, living room, and dining room. The second unit will be 984 sq. ft. consisting of the basement of the existing building and includes one bedroom, one bathroom, a living room, and a kitchen. CU Staff Report Page 5 of 13

6 Photo 1. Existing single-family dwelling Minimum development standards. A. Lot Size. Minimum lot size shall be two acres. The lot depth should not exceed the lot width by more than a ratio of four to one (four being the depth). Minimum lot width shall be two hundred feet. Access panhandles shall not be taken into account as part of the area calculations relative to minimum lot size indicated above. B. Density Requirements. 1. Single-Family. Each single-family housing unit (including mobile homes) shall require the minimum lot area listed under subsection A of this section. 2. Duplex. Each duplex shall require one hundred fifty percent of the minimum lot area listed under subsection A of this section. The subject parcel is 3.17 acres in size, which is 158.5% of the minimum lot size of two acres. The parcel meets the minimum lot size for a duplex. C. Setbacks. The standard setback requirements shall be as follows: 1. Front Yard. No building or accessory building shall be constructed closer than fifty feet from the centerline of the public road right-of-way or thirty-five feet from the centerline of a private road (not including private driveways), or twenty feet from the front property line, whichever is greater. 2. Side Yard. On each side of the building or accessory building, a side yard shall be provided of not less than twenty feet. 3. Rear Yard. A rear yard shall be provided of not less than twenty feet, including accessory buildings. 4. Nonconforming Lots. Lots of less than two acres in size shall conform to standard building code setback requirements. 5. A Yard that Fronts on More than One Road. A setback requirement for the front yard of a lot that fronts on more than one road shall be the required setback for that zone classification. All other frontages shall have a setback of fifteen feet from the property line, or the edge of the public road right-of-way or private road easement, whichever is CU Staff Report Page 6 of 13

7 greater if the parcel is less than two acres. If the parcel is greater than two acres, the setback shall be twenty feet from the property line, or the edge of the public road rightof-way or private road easement, whichever is greater. 6. Setbacks from cul-de-sacs and hammerhead turn arounds shall be twenty feet from the property line, or the edge of the public road right-of-way or private road easement, whichever is greater. D. Other Standards. 1. Building height limit for permitted residential uses shall not exceed thirty-five feet above average site grade, with the exception of Section of this title. 2. Standards for off-street parking shall comply with Section of this title. 3. No building or structure may be located within any easement. The applicant is not requesting the construction of any new buildings. The duplex will be created from the conversion of an existing single-family dwelling constructed in Conclusion: The proposed duplex satisfies the requirements of the Residential 2 (R-2) zone and is allowable as a Conditional Use in this zone. TITLE 21 ZONING Chapter Administration Hearing examiner Duties and responsibilities The hearing examiner shall hear and decide: A. Applications for conditional uses. Conditional uses are those uses which may or may not be compatible with permitted uses in a specific zoning designation. If the hearing examiner determines that the use is not compatible with permitted or existing uses in the specific area of the proposed use, then the proposed use shall be denied. Alternatively, if the hearing examiner determines that the proposed use is compatible with permitted and existing uses in the specific area of the proposed use, then the proposed use may be approved or approved with conditions to make it compatible with the area. 1. In determining whether the use is compatible with the area, the proposed use shall: a. Be either compatible with other uses in the surrounding area or be no more incompatible than are other outright permitted uses in the applicable zoning district; The application materials state: The duplex proposed utilizes the existing home footprint with no impact to vegetation, wildlife, safety, nor visually, to surrounding homes. The duplex contemplated would be located in the basement portion of the existing house. It would consist of a small onebedroom, one-bathroom nine hundred eighty-four square feet (984 sq.ft) living space suitable for occupancy by no more than two people. The remaining living space that would comprise the duplex will remain in ownership of the property owner/applicant. The owner-occupied portion of the residence is not currently occupied year-round, nor anticipated to be occupied by the owner year-round in the future. CU Staff Report Page 7 of 13

8 Providing additional rental housing satisfies a need for increased rental options for Skamania County residents and is consistent with the overall vision statement for Skamania County. Allowing the conditional use protects the rural character of the neighborhood while allowing the County to plan for and add to the rental housing options available in Skamania County. The proposed conditional use preserves the community's high quality of life. Permitting a small one-bedroom, one-bathroom 984 square foot living space for no more than two people is no more incompatible than are other outright permitted uses. Pursuant to the Residential 2. Zone Classification (R2.) Residential Care Facilities and Family Day Care Facilities are both classified by as outright permitted "Allowable Uses". [SCC Section (F) and SCC Section (G)] Both Residential Day Care Facilities and Family Day Care Facilities would likely result in higher potential occupancy rates than the requested conditional use for a duplex as described above. The subject property is in the Residential 2 (R-2) zone which is intended to provide medium density residential development (SCC ). Conversion of the single-family dwelling into a duplex would retain the residential use of the property and of the surrounding area. Visually, conversion of the dwelling would not be incompatible. The duplex will retain the appearance of a single-family dwelling. The applicant has also identified that other outright allowed uses may be more intense in nature than a duplex, or more incompatible with existing residential development. Some of these uses include professional services, cottage occupations, light home industries, residential care facilities, family day care homes, and safe homes. b. Not materially endanger the health, safety, and welfare of the surrounding community to an extent greater than that associated with other permitted uses in the applicable zoning district; The application materials state: The proposed change does not endanger the health, safety, and welfare of the surrounding community. Permitting a duplex as a conditional use will not endanger health, safety, and welfare of the surrounding community. The contemplated conditional use will increase safety of the surrounding community because there will no longer be periods of the year where the existing residence is vacant. Additional concerns for health and safety in terms of traffic burdens on the road are slight and likely to be less than traffic that could result from outright permitted allowable uses of Residential Day Care Facilities or Family Day Care. The proposed duplex will not materially endanger the health, safety, and welfare of the surrounding community. CU Staff Report Page 8 of 13

9 c. Not cause the pedestrian and vehicular traffic associated with the use to conflict with existing and anticipated traffic in the neighborhood to an extent greater than that associated with other permitted uses in the applicable zoning district; The application materials state: The pedestrian and vehicular traffic associated with the use does not conflict with existing and anticipated traffic in the neighborhood. It is at the end of the road/ culdesac on an extremely underutilized road. All parking is off the street and is unable to be seen from the street or any other public location. The house and parking cannot be seen from the street or neighboring properties due to large trees. There are 3 lots at the end of the road on Buck run, 2 of which I own. The second lot owned by us does not have a structure on it. Additional occupancy of no more than two persons and resulting pedestrian and vehicle traffic would be less than those that could be reasonably anticipated to result from outright permitted uses permitted for Residential Care Facilities and Family Day Care. Single-family dwellings are typically expected to create ten average daily vehicle trips. Therefore, a second unit could be expected to create ten additional trips per day. However, this is similar or less than traffic impacts that could be expected from other permitted uses such as family day care. Just five children would create the same number of trips per day assuming they are dropped off/picked up individually. d. Be supported by adequate service facilities and would not adversely affect public services to the surrounding area; The application materials state: No changes to the service facilities would be needed and it does not adversely affect public services to the surrounding area. The proposal does not require any additional infrastructure. The duplex will be accessed by an existing private driveway fronting an existing private road. The property is already served by PUD power, an existing public water system, and is served by an on-site septic system. The proposal has been reviewed by the County s Environmental Health Specialist who noted that the existing septic system was installed in 2005 and sized for four bedrooms. The two units will have a total of four bedrooms, therefore the existing system is adequately sized and does not require expansion. e. Not hinder or discourage the development of permitted uses on neighboring properties in the applicable zoning district as a result of the location, size or height of the buildings, structures, walls, or required fences or screening vegetation to a greater extent than other permitted uses in the applicable zoning district CU Staff Report Page 9 of 13

10 The application materials state: This change does not affect the neighboring properties because they are over 400 feet away at the closest point and separated by a lot of tall pine trees. It is already heavily vegetated so requires no fencing or screening. The conditional use approval will not hinder or discourage development of permitted uses on neighboring properties. The requested use contemplates no changes to the location, size, or height of the residence that currently exists. Additional use of the road accessing the property by up to two additional occupants has no material impact on environmental effects or existing infrastructure serving neighboring properties. The increased use is less than what could reasonably be anticipated to result from other outright permitted uses. The proposed duplex will not hinder or discourage development of permitted uses in the nearby area. Because the duplex will be created from a conversion of an existing single-family dwelling, the property will maintain the appearance of a single-family dwelling. An existing solid fence along Buck Run Road and mature vegetation will screen the building and its associated parking from view. f. Not be in conflict with the goals and policies expressed in the current version of the county s comprehensive plan. The subject property is located within the Rural II Comprehensive Plan Land Use Designation. This designation states that residential development single, duplex or multi family units are appropriate uses (Comprehensive Plan at Page 25). The proposal is supported by Goal LU.5 of the Land Use Element Goals and Policies which is to promote improvements which make our communities, more livable, healthy, safe and efficient (Comprehensive Plan at Page 29). Policy LU.5.10 under Goal LU.5 states that in all designations a variety of housing types and building concepts such as the cluster development should be encouraged. Allowing singlefamily dwellings, duplexes, or multi-family dwellings in the Residential 2 (R-2) zone is supported by this policy. Policy LU.5.11 under Goal LU.5 is to support and encourage innovative solution to locating affordable housing and workforce housing within all zoning classification through the Conditional Use Permit process... The location of shopping areas or other community facilities such as park and schools should be taken into account when reviewing conditional use permits for affordable housing and workforce housing. While the proposed duplex is not necessarily affordable housing, it may provide a more affordable dwelling unit than conventional singlefamily development in the area. The duplex is being reviewed through the Conditional Use Permit process. The proposed duplex is approximately 1.40 miles from Wind River Middle School and Stevenson High School. It is approximately 1.7 miles from Stevenson Elementary School. It is approximately 2.0 miles from the nearest grocery store and other amenities in Downtown Stevenson. CU Staff Report Page 10 of 13

11 Conclusion: The proposed duplex satisfies the criteria for the granting of Conditional Use Permits. 2. Criteria for determining conditions to be imposed on conditional uses shall be based on the health, safety and general welfare of the public, any environmental standards in force in Skamania County, and other applicable provisions set forth in this title and shall be subject to conditions which may include, but are not limited to, the following: a. Limiting the manner in which the use is conducted including restricting the time an activity may take place and restraints to minimize such environmental effects as noise, vibration, air pollution, glare and odor. The proposed duplex would allow full-time residential occupancy of two dwelling units only. Staff recommends a CONDITION OF APPROVAL stating that the only the two units in the duplex are approved dwelling units. No other dwelling units are allowed on the property. Staff also recommends a CONDITION OF APPROVAL requiring the applicant to contact the Building Division and obtain any necessary permits for the conversion of the single-family dwelling to a duplex. b. Establishing a special yard, open space, lot area or lot dimensions. The subject parcel is 3.17 acres in size, which is 158.5% of the minimum two-acre lot size requirement in the Residential 2 (R-2) zone. A duplex in this zone requires 150% of two acres, or three acres. The subject property currently exceeds the minimum required acreage for a single-family dwelling and for a duplex. Staff recommends a CONDITION OF APPROVAL stating that the subject property shall maintain a minimum size of 3-acres, or whatever the minimum acreage requirement for a duplex is at the time of any proposed changes to the parcel size. Should the parcel be reduced below that size, the duplex shall be abandoned and the dwelling shall return to single-family occupancy only. c. Limiting the height, size, or location of a building or other structure. The proposed duplex will occur in an existing residential building and does not require any expansions or additions to the existing building. Any future alterations to the building will be required to meet the building height and setback requirements for the Residential 2 (R-2) zone in SCC d. Designating the size, number, location, and nature of vehicle access points. The subject property utilizes an existing single driveway access to Buck Run Road. No additional access is necessary to serve an additional dwelling unit. Staff recommends a CONDITION OF APPROVAL stating that the subject property shall be accessed by one driveway only. SCC states that on-site parking shall be required for all vehicles owned or leased by the property owner or lessee. Staff recommends a CONDITION OF APPROVAL requiring CU Staff Report Page 11 of 13

12 that the property owner maintain on-site parking areas for all vehicles used by the tenants of both dwelling units. e. Increasing the amount of street dedication, roadway width or improvements within the street right-of-way. The Public Works Department has not recommended any additional improvements. Buck Run Road is a private road. The property also fronts Stewart Road, a public road. f. Limiting or otherwise designating the number, size, location, height and lighting of signs. No signs are proposed. g. Limiting the location and intensity of outdoor lighting and requiring it to be shielded. No additional lighting is proposed. h. Requiring berming, screening, landscaping or another facility to protect adjacent or nearby properties and designating standards for its installation and maintenance. No berming, landscaping, or other facilities are required to protect adjacent or nearby properties. i. Designating the size, height, location and materials for a fence. No fencing is required. j. Protecting and preserving existing trees, vegetation, water resources, wildlife habitat or other significant natural, historic, or cultural resources. There are no water resources, wildlife resources, or known cultural resources on the subject property. The proposal does not include any new development or construction. Conclusion: The recommended conditions of approval will protect the health, safety and general welfare of the public. XI. CONCLUSION: With the proposed conditions of approval, the applicant s proposal is compatible with existing uses in the surrounding area, will not materially endanger the health, safety, and welfare of the surrounding community, not cause conflict with existing pedestrian and vehicular traffic, is supported by adequate public services and will not cause adverse effects to existing public services, will not hinder or discourage the development of permitted uses in the surrounding area, and is not in conflict with the goals and policies of the Comprehensive Plan. CU Staff Report Page 12 of 13

13 XII. RECOMMENDATION: Based on the findings and conclusions in this Staff Report, Staff recommends that the Hearing Examiner approve the request for a Conditional Use Permit for a duplex with the following conditions: 1. Only the two units in the duplex are approved dwelling units. No other dwelling units are allowed on the subject property. 2. The applicant shall contact the Building Division and obtain any necessary permits for the conversion of the single-family dwelling to a duplex. 3. The subject property shall maintain a minimum size of 3-acres, or whatever the minimum acreage requirement for a duplex is at the time of any proposed changes to the parcel size. Should the parcel be reduced below that size, the duplex shall be abandoned and the dwelling shall return to single-family occupancy only. 4. The subject property shall be accessed by one driveway only. 5. The property owner shall maintain on-site parking areas for all vehicles used by the tenants of both dwelling units. XIII. EXHIBITS: (This report will considered Exhibit 1) Exhibit 2: Application Materials Complete March 7, 2017 Exhibit 3: Notice of Public Hearing, including Certificate of Mailing September 25, Exhibit 4: Notice of Public Hearing Published in the Skamania County Pioneer on October 4, 2017 Alan Peters, Assistant Planning Director October 5, 2017 Date Please Note: The action by the Hearing Examiner shall be final and conclusive, unless with the timeframe provided in RCW 36.70C, the applicant or adverse party makes application to a court of competent jurisdiction for judicial review of this land use decision. CU Staff Report Page 13 of 13

14 Exhibit 2. Application Materials

15 Exhibit 2. Application Materials

16 Exhibit 2. Application Materials

17 Exhibit 2. Application Materials

18 Exhibit 2. Application Materials

19 Exhibit 2. Application Materials

20 Exhibit 2. Application Materials

21 Exhibit 2. Application Materials

22 Exhibit 2. Application Materials

23 Exhibit 2. Application Materials

24 Exhibit 2. Application Materials

25 Exhibit 2. Application Materials

26 Exhibit 2. Application Materials

27 Exhibit 2. Application Materials

28 Exhibit 2. Application Materials

29 Exhibit 2. Application Materials

30 Exhibit 2. Application Materials

31 Exhibit 3. Notice of Public Hearing

32 Exhibit 3. Notice of Public Hearing

33 Exhibit 3. Notice of Public Hearing

34 Exhibit 3. Notice of Public Hearing

35 Exhibit 4. Notice of Public Hearing

36 Exhibit 4. Notice of Public Hearing

STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER. Mansur/Stump Comprehensive Plan/ Zoning Map Amendments

STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER. Mansur/Stump Comprehensive Plan/ Zoning Map Amendments Skamania County Community Development Department Building/Fire Marshal Environmental Health Planning Skamania County Courthouse Annex Post Office Box 1009 Stevenson, Washington 98648 Phone: 509-427-3900

More information

This Chapter shall become effective upon adoption hereof by the Board of County Commissioners.

This Chapter shall become effective upon adoption hereof by the Board of County Commissioners. CHAPTER 21.67 - WEST END INTERIM ZONING Sections: 21.67.010 APPLICABILITY 21.67.020 EFFECTIVE DATE 21.67.030 ZONING MAP 21.67.040 RELATIONSHIP TO BALANCE OF TITLE 21 21.67.050 ZONE CLASSIFICATIONS 21.67.060

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

TO: Skamania County Planning Commission FROM: Planning Staff DATE: May 30, 2018 RE: Stabler Area Workshop #3

TO: Skamania County Planning Commission FROM: Planning Staff DATE: May 30, 2018 RE: Stabler Area Workshop #3 Skamania County Community Development Department Building/Fire Marshal Environmental Health Planning Skamania County Courthouse Annex Post Office Box 1009 Stevenson, Washington 98648 MEMORANDUM Phone:

More information

SKAMANIA COUNTY PLANNING COMMISSION

SKAMANIA COUNTY PLANNING COMMISSION SKAMANIA COUNTY PLANNING COMMISSION AGENDA Tuesday, March 19, 2019 @ 6:00 PM UNDERWOOD COMMUNITY CENTER, MEETING ROOM 951 SCHOOL HOUSE ROAD, UNDERWOOD, WA I. CALL TO ORDER II. III. ROLL CALL AGENDA ITEMS

More information

** If your lot does not meet the requirements above, please read Sec below

** If your lot does not meet the requirements above, please read Sec below Sec. 13-1-60 Zoning District Dimensional Requirements. For the Zoning Dept To Issue a Land Use Permit The Following Dimensions are Required. Minimum Side and Rear Yards s Lakes Classification Minimum Class

More information

15.02 PERMITTED USES: The following uses and no other shall be deemed Residential, R-1, uses and permitted in all R-1 districts:

15.02 PERMITTED USES: The following uses and no other shall be deemed Residential, R-1, uses and permitted in all R-1 districts: Amended October 3, 1994, Effective November 3, 1994 Revised effective November 16, 1995, Revised effective 12/1/04, Revised effective 7/06/06, Revised effective 7/18/07, Revised effective 9/03/09, Revised

More information

SITE ANALYSIS LEVEL II (SALII) INTAKE CHECKLIST

SITE ANALYSIS LEVEL II (SALII) INTAKE CHECKLIST Skamania County Community Development Department Building/Fire Marshal Environmental Health Planning Skamania County Courthouse Annex Post Office Box 1009 Stevenson, Washington 98648 Phone: 509-427-3900

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

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

May 12, Chapter RH HILLSIDE RESIDENTIAL ZONES REGULATIONS Sections:

May 12, Chapter RH HILLSIDE RESIDENTIAL ZONES REGULATIONS Sections: May 12, 2017 Chapter 17.13 RH HILLSIDE RESIDENTIAL ZONES REGULATIONS Sections: 17.13.010 Title, intent, and description. 17.13.020 Required design review process. 17.13.030 Permitted and conditionally

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

City of Fraser Residential Zoning District

City of Fraser Residential Zoning District City of Fraser Residential Zoning District The one-family districts are established to provide principally for one-family dwellings at varying densities. The specific interest of these districts is to

More information

ARTICLE 15 - PLANNED UNIT DEVELOPMENT

ARTICLE 15 - PLANNED UNIT DEVELOPMENT Section 15.1 - Intent. ARTICLE 15 - PLANNED UNIT DEVELOPMENT A PUD, or Planned Unit Development, is not a District per se, but rather a set of standards that may be applied to a development type. The Planned

More information

Kitsap County Department of Community Development. Administrative Staff Report

Kitsap County Department of Community Development. Administrative Staff Report Kitsap County Department of Community Development Administrative Staff Report Report Date: Application Complete Date: March 15, 2018 Application Submittal Date: March 12, 2018 Project Name: Nikki Lee Salon

More information

A. Location. A MRD District may be permitted throughout the County provided it meets the standards established herein.

A. Location. A MRD District may be permitted throughout the County provided it meets the standards established herein. 752. Multi-Residential District (MRD) The Multi-Residential (MRD) District is intended to provide opportunities for rural, suburban and urban density mixed-residential developments consistent with the

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

AGENDA ITEMS Approval of minutes from the June 5, 2018, Planning Commission Meeting.

AGENDA ITEMS Approval of minutes from the June 5, 2018, Planning Commission Meeting. Skamania County Community Development Department Building/Fire Marshal Environmental Health Planning Skamania County Courthouse Annex Post Office Box 1009 Stevenson, Washington 98648 Phone: 509-427-3900

More information

CHAPTER 7 PROVISIONS GOVERNING USE DISTRICTS

CHAPTER 7 PROVISIONS GOVERNING USE DISTRICTS CHAPTER 7 PROVISIONS GOVERNING USE DISTRICTS 11-701. R-1 Residential and Agricultural. It is the purpose and intent of this district to provide areas that are suitable for low density residential uses,

More information

SECTION 500 RURAL RESIDENTIAL DISTRICTS VERY LOW DENSITY RESIDENTIAL DISTRICTS (VLDR-5, VLDR-2 ½, VLDR-1) [Last Amended 5/24/12; Ord.

SECTION 500 RURAL RESIDENTIAL DISTRICTS VERY LOW DENSITY RESIDENTIAL DISTRICTS (VLDR-5, VLDR-2 ½, VLDR-1) [Last Amended 5/24/12; Ord. This section and related information is available at www.co.yamhill.or.us/plan/planning/ordinance/zoning_toc.asp SECTION 500 RURAL RESIDENTIAL DISTRICTS 502. VERY LOW DENSITY RESIDENTIAL DISTRICTS (VLDR-5,

More information

Residential Project Convenience Facilities

Residential Project Convenience Facilities Standards for Specific Land Uses 35.42.220 E. Findings. The review authority shall approve a Land Use Permit in compliance with Subsection 35.82.110.E (Findings required for approval) or a Conditional

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

Kitsap County Department of Community Development. Notice of Administrative Decision

Kitsap County Department of Community Development. Notice of Administrative Decision Kitsap County Department of Community Development Notice of Administrative Decision Date: March 27, 2018 To: Tammy Mabry, tammystattoostudio@gmail.com Interested Parties and Parties of Record RE: Permit

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

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

CHAPTER 1268 R-1, R-2 AND R-3 RESIDENTIAL DISTRICTS

CHAPTER 1268 R-1, R-2 AND R-3 RESIDENTIAL DISTRICTS CHAPTER 1268 R-1, R-2 AND R-3 RESIDENTIAL DISTRICTS 1268.01 PURPOSE. Residential districts and their regulations are established in order to achieve, among others, the following purposes: (a) To regulate

More information

RP-2, RP-3, RP-4, AND RP-5 PLANNED RESIDENTIAL DISTRICTS

RP-2, RP-3, RP-4, AND RP-5 PLANNED RESIDENTIAL DISTRICTS 6.10 - RP-2, RP-3, RP-4, AND RP-5 PLANNED RESIDENTIAL DISTRICTS 6.10.1 GENERAL DESCRIPTION: 6.10.1.1 The regulations established in this Section are intended to provide optional methods of land development

More information

ARTICLE 5.0 SCHEDULE OF REGULATIONS

ARTICLE 5.0 SCHEDULE OF REGULATIONS ARTICLE 5.0 SCHEDULE OF REGULATIONS Section 5.101 Table of Dimensional Standards by District. Dimensional Standards AG AG with sewer Districts Rural Residential Business Other SF SF with sewer R-1 R-1

More information

Planning Department Oconee County, Georgia

Planning Department Oconee County, Georgia Planning Department Oconee County, Georgia STAFF REPORT REZONE CASE #: 6985 DATE: October 31, 2016 STAFF REPORT BY: Andrew C. Stern, Planner APPLICANT NAME: Williams & Associates, Land Planners PC PROPERTY

More information

ARTICLE FIVE FINAL DRAFT

ARTICLE FIVE FINAL DRAFT ARTICLE FIVE 021218 FINAL DRAFT Sec. 503.6 Open Space Preservation Option Open Space Preservation Option Open Space Preservation developments may be approved in the AR, R-1, R-2 and R-3 zoning districts,

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

ALPINE TOWNSHIP ZONING ORDINANCE TABLE OF CONTENTS

ALPINE TOWNSHIP ZONING ORDINANCE TABLE OF CONTENTS ALPINE TOWNSHIP ZONING ORDINANCE TABLE OF CONTENTS PAGE CHAPTER I - DEFINITIONS 1-1 CHAPTER II - GENERAL PROVISIONS 2-1 2.01 Accessory Buildings 2-1 2.02 Automobiles 2-6 2.03 Prohibited Uses and Undesignated

More information

ARTICLE 8 R-2 MULTIPLE FAMILY RESIDENTIAL DISTRICT

ARTICLE 8 R-2 MULTIPLE FAMILY RESIDENTIAL DISTRICT ARTICLE 8 R-2 MULTIPLE FAMILY RESIDENTIAL DISTRICT SECTION 800 STATEMENT OF PURPOSE This district classification is designed to permit the greatest density of residential uses allowed within the Township,

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

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

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

B. The Plan is in conformity with the Comprehensive Plan.

B. The Plan is in conformity with the Comprehensive Plan. ARTICLE 17 PLANNING UNIT DEVELOPMENT 17.01 INTENT The purpose of this Section is to permit the creation of new Planned Unit Developments, permitted as Conditional Uses where maximum variations of design

More information

PLANNING RATIONALE REPORT

PLANNING RATIONALE REPORT PLANNING RATIONALE REPORT Zoning By-law Amendment Application 2920 Danbury Way Prepared for: Bravar Custom Builders Inc. and Village View Estates Ltd. by: 6393 Roslyn Street Ottawa (Orleans), Ontario K1C

More information

a. It is the intent of these regulations to encourage the preservation of natural resources and facilitate orderly growth in the County.

a. It is the intent of these regulations to encourage the preservation of natural resources and facilitate orderly growth in the County. Part V Transfer of Development Rights Section 246. 1. Intent a. It is the intent of these regulations to encourage the preservation of natural resources and facilitate orderly growth in the County. b.

More information

(b) The location of principal and accessory buildings on the lot and the relationship of each structure to the other.

(b) The location of principal and accessory buildings on the lot and the relationship of each structure to the other. ARTICLE XIX SITE PLAN Sec. 20-1900 Site Plan Review Procedure - Intent The site plan review procedures are instituted to provide an opportunity for the Township Planning Commission to review the proposed

More information

Article 7: Residential Land Use and Development Requirements

Article 7: Residential Land Use and Development Requirements Article 7: Residential Land Use and Section 701: Statement of Intent (A) (B) (C) The intent of Article 7 is to develop certain land use and development requirements for the residential uses within Cumru

More information

Cluster Development Princeton Township, Mercer County

Cluster Development Princeton Township, Mercer County Cluster Development Princeton Township, Mercer County Division 9 Residential Clusters Section 10B-189 Statement of purposes. The township committee to implement the goals and objectives of the Princeton

More information

SKAMANIA COUNTY PLANNING COMMISSION

SKAMANIA COUNTY PLANNING COMMISSION SKAMANIA COUNTY PLANNING COMMISSION AGENDA Tuesday, April 16, 2019 @ 6:00 PM SKAMANIA COUNTY COURTHOUSE ANNEX, BASEMENT MEETING ROOM 170 NW VANCOUVER AVE, STEVENSON, WA I. CALL TO ORDER II. III. ROLL CALL

More information

PLANNING COMMISSION STAFF REPORT. QUEST ASSISTED LIVING CONDITIONAL USE PLNPCM West 800 North Hearing date: October 14, 2009

PLANNING COMMISSION STAFF REPORT. QUEST ASSISTED LIVING CONDITIONAL USE PLNPCM West 800 North Hearing date: October 14, 2009 PLANNING COMMISSION STAFF REPORT QUEST ASSISTED LIVING CONDITIONAL USE PLNPCM2009-00971 1820 West 800 North Hearing date: October 14, 2009 Planning Division Department of Community & Economic Development

More information

Section Intent

Section Intent Section 246. 1. Intent 2. Authority a. It is the intent of these Transfer of Development Rights (TDR s) regulations to encourage the preservation of natural resources and facilitate orderly growth in the

More information

Legal Description Part of the Western Half of the Eastern Half of the Northwest Quarter of Section 30, Le Ray Township

Legal Description Part of the Western Half of the Eastern Half of the Northwest Quarter of Section 30, Le Ray Township Owner and Applicant s 20448 State Highway 83 Mankato, MN 56001 Request and Location Request for review and approval of a Conditional Use Permit to allow an Elder Care Residential Unit to be constructed

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

1.300 ZONING DISTRICT REGULATIONS

1.300 ZONING DISTRICT REGULATIONS 1.205 VACANT LOT SPECIAL REQUIREMENTS: On lots less than 1.5 acres, only one garage allowed with a maximum size of 672 square feet in area. 1.300 ZONING DISTRICT REGULATIONS 1.301 ESTABLISHMENT OF DISTIRCTS:

More information

17.13 RH HILLSIDE RESIDENTIAL ZONES REGULATIONS SECTIONS:

17.13 RH HILLSIDE RESIDENTIAL ZONES REGULATIONS SECTIONS: Effective April 14, 2011 Chapter 17.13 RH HILLSIDE RESIDENTIAL ZONES REGULATIONS SECTIONS: 17.13.010 Title, Intent, and Description 17.13.020 Required Design Review Process 17.13.030 Permitted and Conditionally

More information

(B) On lots less than 1.5 acres, accessory buildings shall have a maximum size of 672 square feet in area.

(B) On lots less than 1.5 acres, accessory buildings shall have a maximum size of 672 square feet in area. Setbacks in Commercial Districts: (1) Downtown Business District: Setbacks from State Highways 70 and 155 shall be the lesser of a minimum of 100 feet or the footprint of the present principal building

More information

4.2 RESIDENTIAL ZONING DISTRICTS

4.2 RESIDENTIAL ZONING DISTRICTS 4.2 RESIDENTIAL ZONING DISTRICTS A. Purpose: To define regulations and standards for each residential zoning district in the City. The following sections identify uses, regulations, and performance standards

More information

Staff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached:

Staff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached: Staff Report: Completed by Jeff Palmer Director of Planning & Zoning Date: November 7, 2018, Updated November 20, 2018 Applicant: Greg Smith, Oberer Land Developer agent for Ronald Montgomery ET AL Property

More information

Metropolitan Planning Commission. DATE: April 5, 2016

Metropolitan Planning Commission. DATE: April 5, 2016 TO: FROM: Metropolitan Planning Commission MPC Staff DATE: April 5, 2016 SUBJECT: Petition of Nine Line Inc. Robert McCorkle, Agent PIN: 2-1034-01-002 380.5 Acres Aldermanic District: 5 (Shabazz) County

More information

DOUGLAS COUNTY ZONING RESOLUTION Section 4 LRR - Large Rural Residential District 3/10/99. -Section Contents-

DOUGLAS COUNTY ZONING RESOLUTION Section 4 LRR - Large Rural Residential District 3/10/99. -Section Contents- SECTION 4 LRR LARGE RURAL RESIDENTIAL DISTRICT -Section Contents- 401 Intent... 4-2 402 Principal Uses... 4-2 403 Accessory Uses... 4-3 404 Uses Permitted by Special Review... 4-4 405 Land Dedication...

More information

PUD Ordinance - Cascade Lakes Plat #10 of 1995

PUD Ordinance - Cascade Lakes Plat #10 of 1995 PUD Ordinance - Cascade Lakes Plat #10 of 1995 CASCADE CHARTER TOWNSHIP Ordinance #10 of 1995 AN ORDINANCE TO AMEND THE CASCADE CHARTER TOWNSHIP ZONING ORDINANCE AND ZONING MAP TO ESTABLISH THE CASCADE

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

Multi-family dwellings (including assisted living facilities), Public buildings, facility or land; and,

Multi-family dwellings (including assisted living facilities), Public buildings, facility or land; and, 607. General Residential District (GR) Intent. It is the intent of this section that the General Residential District be established for medium-to-high density residential purposes. These areas need to

More information

BEFORE THE HEARING EXAMINER FOR THURSTON COUNTY

BEFORE THE HEARING EXAMINER FOR THURSTON COUNTY COUNTY COMMISSIONERS Cathy Wolfe District One Diane Oberquell District Two Robert N. Macleod District Three HEARING EXAMINER BEFORE THE HEARING EXAMINER FOR THURSTON COUNTY In the Matter of the Application

More information

Article Optional Method Requirements

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

More information

Town of Gorham Development Transfer Fee Program SECTION XVIII DEVELOPMENT TRANSFER OVERLAY DISTRICT

Town of Gorham Development Transfer Fee Program SECTION XVIII DEVELOPMENT TRANSFER OVERLAY DISTRICT Town of Gorham Development Transfer Fee Program SECTION XVIII DEVELOPMENT TRANSFER OVERLAY DISTRICT [Note: The Development Transfer Overlay District (a Development Transfer Fee program) is included as

More information

Eagle County Planning Commission

Eagle County Planning Commission Eagle County Planning Commission August 15, 2018 Project Name : File No./Process : Location : Owner : Applicant : Representative : Staff Planner : Staff Engineer: Recommendation: Bergstreser Gunsmith ZS-7657

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

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

Washington County, Minnesota Ordinances

Washington County, Minnesota Ordinances Washington County, Minnesota Ordinances Ordinance No. 153 Text Amendment to the Washington County Development Code - Chapter One, Section 2 and Chapter Two, Part 1, Part 2, Part 3, of the Development Code

More information

Chapter 1107: Zoning Districts

Chapter 1107: Zoning Districts Chapter 1107: Zoning Districts 1107.01 Establishment of Zoning Districts (a) Districts Established In order to carry out the purpose of this code, the City is hereby divided into the zoning districts established

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

City of Midland Application for Site Plan Review

City of Midland Application for Site Plan Review City of Midland Application for Site Plan Review Submission Date: Property Owner: Mailing Address: Phone number: ( ) Cell phone: ( ) Email address: Fax: ( ) Owner s Signature: Applicant Name (if not owner):

More information

ARTICLE III: LAND USE DISTRICTS AGRICULTURE AND FOREST DISTRICT (AF-10)

ARTICLE III: LAND USE DISTRICTS AGRICULTURE AND FOREST DISTRICT (AF-10) ARTICLE III: LAND USE DISTRICTS III-153 346 AGRICULTURE AND FOREST DISTRICT (AF-10) 346-1 Intent and Purpose The AF-10 District is intended to retain an area s rural character and conserve the natural

More information

ADUs and You! Common types of ADUs include mother-in-law suite, garage apartments and finished basements.

ADUs and You! Common types of ADUs include mother-in-law suite, garage apartments and finished basements. ADUs and You! Accessory Dwelling Units Town of Lyons Accessory Dwelling Units (ADUs) are a form of housing that can be an important tool for diversifying and increasing the local housing stock. Lyons lost

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

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

OSS SITE EVALUATION APPLICATION INTAKE CHECKLIST

OSS SITE EVALUATION APPLICATION INTAKE CHECKLIST Skamania County Community Development Department Building/Fire Marshal Environmental Health Planning Skamania County Courthouse Annex Post Office Box 1009 Stevenson, Washington 98648 Phone: 509-427-3900

More information

DRAFT PARK COUNTY US HIGHWAY 89 SOUTH EAST RIVER ROAD OLD YELLOWSTONE TRAIL ZONING DISTRICT REGULATIONS

DRAFT PARK COUNTY US HIGHWAY 89 SOUTH EAST RIVER ROAD OLD YELLOWSTONE TRAIL ZONING DISTRICT REGULATIONS Formatting: Changes recommended by the Board and accepted by the County Commission are formatted in RED: Changes made by the Park County Commission are formatted in YELLOW highlight: and changes made by

More information

Revised Code of Ordinances, City of Hallowell (1997) SUBCHAPTER II RESIDENTIAL DISTRICTS DIVISION A (RESERVED)

Revised Code of Ordinances, City of Hallowell (1997) SUBCHAPTER II RESIDENTIAL DISTRICTS DIVISION A (RESERVED) SUBCHAPTER II RESIDENTIAL DISTRICTS DIVISION A (RESERVED) [Derivation: Ord. No. 12-10, eff. 10/19/2012] SECTIONS 9-211 THROUGH 9-230 (Reserved) DIVISION B MEDIUM DENSITY RESIDENTIAL DISTRICT (R1) SECTION

More information

LAURENS COUNTY MOBILE HOME PARK ORDINANCE ARTICLE 1 GENERAL

LAURENS COUNTY MOBILE HOME PARK ORDINANCE ARTICLE 1 GENERAL LAURENS COUNTY MOBILE HOME PARK ORDINANCE ARTICLE 1 GENERAL 1.1 AUTHORITY AND JURISDICTION. The 1983 Georgia Constitution grants authority to the governing authority of the county to regulate land development

More information

610 LAND DIVISIONS AND PROPERTY LINE ADJUSTMENTS OUTSIDE A UGB

610 LAND DIVISIONS AND PROPERTY LINE ADJUSTMENTS OUTSIDE A UGB ARTICLE VI: LAND DIVISIONS AND PROPERTY LINE ADJUSTMENTS VI-21 610 LAND DIVISIONS AND PROPERTY LINE ADJUSTMENTS OUTSIDE A UGB 610-1 Property Line Adjustments (Property Line Relocation) A property line

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

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

Section 7.22: Multifamily Assisted Housing in AA-30 Residential Zone (MAHZ) [Note: an additional line will be added to the Table in Article 3, 3.1.

Section 7.22: Multifamily Assisted Housing in AA-30 Residential Zone (MAHZ) [Note: an additional line will be added to the Table in Article 3, 3.1. Section 7.22: Multifamily Assisted Housing in AA-30 Residential Zone (MAHZ) [Note: an additional line will be added to the Table in Article 3, 3.1.1A] 7.22.1 Purpose The purpose of this Special Regulation

More information

Development Plan DP13-3 (Arlington Lofts) Planning and Zoning Meeting Date: Document Being Considered: Ordinance

Development Plan DP13-3 (Arlington Lofts) Planning and Zoning Meeting Date: Document Being Considered: Ordinance Staff Report Development Plan DP13-3 (Arlington Lofts) Planning and Zoning Meeting Date: 6-19-13 Document Being Considered: Ordinance RECOMMENDATION Following the public hearing, consider Development Plan

More information

Staff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached:

Staff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached: Staff Report: Completed by Jeff Palmer Director of Planning & Zoning Date: November 7, 2018 Applicant: Greg Smith, Oberer Land Developer agent for Ronald Montgomery ET AL Property Identification: Frontage

More information

Waseca County Planning and Zoning Office

Waseca County Planning and Zoning Office Waseca County Planning and Zoning Office 300 North State Street Waseca, Minnesota 56093 Phone: 507-835-0650 Fax: 507-837-5310 Form no. PZ 081009 Web Site: www.co.waseca.mn.us FEES: 1) CUP FEE- $400.00

More information

CHAPTER URBAN TRANSITION - UT ZONE

CHAPTER URBAN TRANSITION - UT ZONE CHAPTER 16.13 URBAN TRANSITION - UT ZONE Section Title Page 16.13.000 Purpose 1 16.13.010 Uses 1 16.13.020 Conditional Uses 2 16.13.030 Conditional Use Criteria 3 16.13.040 Prohibited Uses 4 16.13.100

More information

Chapter CC COMMUNITY COMMERCIAL ZONES REGULATIONS

Chapter CC COMMUNITY COMMERCIAL ZONES REGULATIONS Effective April 14, 2011 Chapter 17.35 CC COMMUNITY COMMERCIAL ZONES REGULATIONS SECTIONS: 17.35.010 Title, Intent, and Description 17.35.020 Required Design Review Process 17.35.030 Permitted and Conditionally

More information

ARTICLE V Section Age Restricted Housing Community

ARTICLE V Section Age Restricted Housing Community ARTICLE V Section 5-75 Age Restricted Housing Community Section 5-75.1 Purpose. This ordinance is established by the City of Westfield to achieve the following public purposes: to encourage the development

More information

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

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

More information

Land Use. Existing Land Use

Land Use. Existing Land Use 8 Land Use 8.1 Land Use Chapter Purpose and Contents This element includes a brief summary of existing land use conditions and trends followed by a series of goals, objectives, and recommendations to guide

More information

ARTICLE XVII SCHEDULE OF REGULATIONS

ARTICLE XVII SCHEDULE OF REGULATIONS ARTICLE XVII SCHEDULE OF REGULATIONS SECTION 1700. LIMITING HEIGHT, BULK, DENSITY, AND AREA BY DISTRICT TYPE Use Minimum Size Lot Per Unit Maximum Height of Structures Minimum Yard Setback (Per Lot in

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

Town of Windham Land Use Ordinance Sec. 400 Zoning Districts SECTION 400 ZONING DISTRICTS

Town of Windham Land Use Ordinance Sec. 400 Zoning Districts SECTION 400 ZONING DISTRICTS Town of Windham Land Use Ordinance Sec. 400 Zoning Districts Sections SECTION 400 ZONING DISTRICTS SECTION 400 ZONING DISTRICTS 4-1 401 Districts Enumerated 4-2 402 Location of districts; Zoning Map 4-2

More information

Town of Cary, North Carolina Rezoning Staff Report 14-REZ-20 Habitat for Humanity Evans Road Town Council Meeting October 16, 2014

Town of Cary, North Carolina Rezoning Staff Report 14-REZ-20 Habitat for Humanity Evans Road Town Council Meeting October 16, 2014 Town of Cary, North Carolina Rezoning Staff Report 14-REZ-20 Habitat for Humanity Evans Road Town Council Meeting October 16, 2014 REQUEST To amend the Town of Cary Official Zoning Map by rezoning 0.53

More information

ARTICLE SCHEDULE OF REGULATIONS

ARTICLE SCHEDULE OF REGULATIONS ARTICLE 16.00 SCHEDULE OF REGULATIONS Section 16.01 Schedule of Regulations Yard Requirements 11 R-1 Single Family Single Family 12,000 sq. ft. 2 80 feet 25 6 8 40 2 ½ 35 1,200 20 R-2 Single Family Single

More information

SECTION 822 "R-1-A" AND "R-1-AH" - SINGLE FAMILY RESIDENTIAL DISTRICTS

SECTION 822 R-1-A AND R-1-AH - SINGLE FAMILY RESIDENTIAL DISTRICTS SECTION 822 "R-1-A" AND "R-1-AH" - SINGLE FAMILY RESIDENTIAL DISTRICTS The "R-1-A" and "R-1-AH" Districts are intended to provide for the development of single family residential homes at urban standards

More information

BONNER COUNTY PLANNING DEPARTMENT

BONNER COUNTY PLANNING DEPARTMENT BONNER COUNTY PLANNING DEPARTMENT 1500 HIGHWAY 2, SUITE 208, SANDPOINT, ID 83864 (208) 265-1458 (208) 265-1463 (FAX) planning@bonnercountyid.gov (email) www.bonnercounty.us (web page) INFORMATION SHEET

More information

Chapter 100 Planned Unit Development in Corvallis Urban Fringe

Chapter 100 Planned Unit Development in Corvallis Urban Fringe 100.100 Scope and Purpose. Chapter 100 Planned Unit Development in Corvallis Urban Fringe (1) All applications for land divisions in the Urban Residential (UR) and Flood Plain Agriculture (FPA) zones within

More information

STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER. Naked Falls Recreational Day Use Area and Campground

STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER. Naked Falls Recreational Day Use Area and Campground Skamania County Community Development Department Building/Fire Marshal Environmental Health Planning Skamania County Courthouse Annex Post Office Box 1009 Stevenson, Washington 98648 Phone: 509-427-3900

More information

SECTION CLASSIFICATION OF ZONES For the purpose of this Code the following primary land use zoning districts are hereby established:

SECTION CLASSIFICATION OF ZONES For the purpose of this Code the following primary land use zoning districts are hereby established: ARTICLE 4 ZONING DISTRICTS SECTION 4.010 CLASSIFICATION OF ZONES For the purpose of this Code the following primary land use zoning districts are hereby established: Primary Zones Abbreviated Designation

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 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

Charter Township of Plymouth Zoning Ordinance No. 99 Page 208 Article 21: Residential Unit Developments Amendments: ARTICLE XXI

Charter Township of Plymouth Zoning Ordinance No. 99 Page 208 Article 21: Residential Unit Developments Amendments: ARTICLE XXI Charter Township of Plymouth Zoning Ordinance No. 99 Page 208 ARTICLE XXI RESIDENTIAL UNIT DEVELOPMENTS PURPOSE The purpose of the Residential Unit Development (RUD) is to permit two (2) optional methods

More information