ZONING BOARD OF APPEALS Quality Services for a Quality Community

Size: px
Start display at page:

Download "ZONING BOARD OF APPEALS Quality Services for a Quality Community"

Transcription

1 ZONING BOARD OF APPEALS Quality Services for a Quality Community MEMBERS Brian Laxton Chair Caroline Ruddell Vice Chair Konrad Hittner Patrick Marchman Eric Muska John Robison Travis Stoliker Alternate 1 James Bradley City Council Liaison and Alternate 2 Erik Altmann Staff Liaison Darcy C. Schmitt (517) City of East Lansing DEPARTMENT OF PLANNING, BUILDING & DEVELOPMENT 410 Abbot Road East Lansing, MI (517) AGENDA April 13, :00 p.m. 54-B District Court, Courtroom Linden Street 1) OPENING A) Roll Call B) Approval of Agenda C) Approval of Minutes February 3, ) COMMUNICATIONS A) Written B) Oral 3) NEW BUSINESS A) An appeal from TCT 1600, LLC for the property located at 1600 East Grand River Avenue, located in the RM-32, City Center Multiple-Family Residential District from the following requirement of Chapter 50 - Zoning Code of the City of East Lansing: a. Article V. Sec (4)(g)(1) Building Setbacks, to allow the setback in the side (east) yard to remain 11 feet where 14 feet is required; b. Article V. Sec (4)(g)(1) Building Setbacks, to allow the setback in the (south) rear yard to remain 11.8 and 18.8 feet where 20 feet is required; c. Article V. Sec (4)(h) Minimum Distance Between Principal Buildings, to allow the existing buildings to be a minimum of 23 feet apart, where 31 feet is required; d. Article V. Sec (4)(e) Ground Coverage, to allow 64.8% ground coverage where only 60% is allowed; e. Article VIII. Sec (3) Residential Parking, to allow front yard parking where none is permitted; f. Article VIII. Sec (1) Parking Space Size, to allow the existing parking spaces to all be smaller than the required nine feet wide and 20 feet deep. The size of the spaces varies throughout the site; and East Lansing Zoning Board of Appeals Agenda April 13, 2016, Page 1 of 2

2 g. Article VIII. Sec (3) Yard Paving Restriction to allow the amount of front yard paving on the site to remain at 54% where 25% is permitted. The applicant is requesting the variances to allow the conversion of the existing extended stay hotel to a traditional apartment complex. B) An appeal of the Planning and Zoning Administrators interpretation; from Mark Grebner as it relates to the property located at 503 Park Lane, in the R-2, Medium Density Single-Family District, of the following sections of Chapter 50 - Zoning Code of the City of East Lansing: 4) OLD BUSINESS 5) STAFF REPORTS Sections (1) and (3): (1) A structure, the use of which does not conform to the use regulations for the district in which it is situated, shall not be enlarged or extended unless the use therein is changed to a conforming use. (3) A nonconforming use may be extended throughout any parts of the structure which were manifestly arranged or designed for such use at the time of the adoption of the ordinance from which this chapter is derived, provided this extension was made within one year after the date of such adoption. 6) BOARD MEMBER CONCERNS 7) ANNOUNCEMENTS 8) ADJOURNMENT East Lansing Zoning Board of Appeals Agenda April 13, 2016, Page 2 of 2

3 East Lansing Zoning Board Review Process The Zoning Board meets the first Wednesday of each month. The Board is composed of six citizen volunteers selected by the City Council. The Board is empowered to authorize upon an appeal specific variances from such dimensional requirements as lot area and width regulations, building heights, bulk regulations, yard width, side and depth regulations and off-street parking requirements. All of the Board meetings are open to the public and use the following process: 1. Board Secretary reads the public notice which describes the location, applicant, zoning district and subject matter of exception request. 2. Applicant's presentation - applicant may speak on his/her own behalf or may be represented. 3. Public comment - comments are taken from all who are interested, including any written comments. 4. Rebuttal/additional comments by applicant. 5. Questions by Board members. 6. Closing of public portion, deliberative phase. 7. Closing of hearing followed by Board's discussion and action. The concurring vote of four members is necessary to grant any variance or to decide in favor of the applicant on any matter upon which they are required to pass. Guidelines for Public Comment 1. If you are interested in speaking on an agenda item, please state your name, address and the specific concern or question you wish the Board to consider as clearly and concisely as possible. 2. To minimize redundancy, if previous speakers have already raised similar concerns or questions, simply note that you concur with them. 3. Direct your comments to the Board. Dialogue with the applicant or the audience is discouraged. 4. Written comments submitted to the Board automatically become part of the public record. It is not necessary to also read them. You may give a summary of the comments Members Brian Laxton Travis Stoliker Patrick Marchman John Robison Eric Muska Caroline Ruddell Alternate 1 James Bradley Erik Altmann Alternate 2 Darcy C. Schmitt, Secretary (517)

4 Department of Planning & Community Development Staff Contact: Darcy C. Schmitt Phone Number: ZBA Agenda: April 13, 2016 STAFF REPORT April 5, East Grand River Avenue Proposal TCT 1600, LLC is requesting a variation for the property located at 1600 East Grand River Avenue zoned RM-32, City Center Multiple-Family Residential District from the following requirements of Chapter 50 - Zoning of the Code of the City of East Lansing: a. Article V. Sec (4)(g)(1) - Building Setbacks, to allow the setback in the side (east) yard to remain 11 feet where 14 feet is required; b. Article V. Sec (4)(g)(1) - Building Setbacks, to allow the setback in the (south) rear yard to remain 11.8 and 18.8 feet where 20 feet is required; c. Article V. Sec (4)(h) - Minimum Distance Between Principal Buildings, to allow the existing buildings to be a minimum of 23 feet apart, where 31 feet is required.; d. Article V. Sec (4)(e) - Ground Coverage, to allow 64.8% ground coverage where only 60% is allowed; e. Article VIII. Sec (3) - Residential Parking, to allow front yard parking where none is permitted; f. Article VIII. Sec (1) - Parking Space Size, to allow the existing parking spaces to all be smaller than the required 9 feet wide and 20 feet deep. The size of the spaces varies throughout the site; and g. Article VIII. Sec (3) - Yard Paving Restriction, to allow the amount of front yard paving on the site to remain at 54% where 25% is permitted. The applicant is requesting the variances to allow the conversion of a former extended stay hotel to a traditional apartment complex. Background The structures located at 1600 East Grand River Avenue were constructed for and are currently used as an extended stay hotel. The property is zoned RM-32, City Center

5 Staff Report 1600 East Grand River Avenue Page 2 April 5, 2016 Multiple-Family Residential and fronts on Grand River Avenue to the north and is bound by the Red Cedar River to the south. The surrounding properties to the east and west along Grand River Avenue are also zoned RM-32 with similar multi-building developments along the south side of Grand River Avenue. The property immediately to the west is an office use, located at the intersection of Hagadorn Road and Grand River Avenues. West of Hagadorn Road is the B/A Florist and several apartment complexes located within the EV, East Village Zoning District. To the south is Michigan State University's campus zoned U, University. Across Grand River Avenue to the north is the West Brookfield neighborhood consisting of entirely single-family detached homes, and zoned R-1, Low Density Single-Family Residential. The neighborhood is also located in an R-O-3, Residential Rental Restriction Overlay District which prevents any new rental licenses in the neighborhood, with the exception of a roomer license for an owner-occupied dwelling. The subject site includes three, two-story buildings which house the hotel use and a one-story maintenance building at the south portion of the property. Parking is located along the north and west property lines. The complex was constructed in 1984 for a Residence Inn Extended Stay Hotel. Sometime in 2009, it lost its Flag as it no longer met the standards required to continue operating as a Residence Inn Extended Stay Hotel. It was later purchased and became the Gatehouse Suites where it has continued as an extended stay hotel. The owner of the property recently applied for a modified site plan to change the use of the property from a hotel use to a multiple-family residential use which is allowed under the RM-32 zoning district. However, since the property was constructed for a hotel use it will require several variances to meet the requirements of a multiple-family use. On, February 24, 2016 the City Council voted unanimously to approve the modified site plan application contingent upon the property receiving variances as requested above. There are a total of 44 studio suites of which 16 are two-bedroom units. The units and parking layout are not proposed to change. The applicant has a current rental license for 136 persons on the property which will remain valid if the variances are granted for the new use since hotels and apartment buildings have the same Class of license under the City s code. No major exterior changes are proposed at this time. Standards of Review In order to grant a variance, the Zoning Board must first find that the application satisfies certain required conditions stated in Section 50-64(3)(a) of the Code, as follows: (1) The variance shall not be contrary to the public interest or the general intent and purpose of the Zoning Code;

6 Staff Report 1600 East Grand River Avenue Page 3 April 5, 2016 (2) The variance shall not permit the establishment of a use within a given district which is prohibited therein; (3) The variance shall not be a variance so commonly recurring as to make reasonably practical the formulation of a general regulation by the City Council; (4) The variance shall not cause substantial adverse effect to properties in the immediate vicinity or in the zoning district where the variance is located; and (5) The variance shall relate only to property that is described in the application for the variance. In addition, the Zoning Board must find that the application meets one of three special findings stated in Section 50-64(3)(b) of the Code, as follows: 1. Special Finding (1), that there are practical difficulties or unnecessary hardships resulting from the physical characteristics of the property in question which make it unfeasible to carry out the strict letter of the Zoning Code; 2. Special Finding (2), that there are exceptional or extraordinary circumstances or conditions which apply to the property in question that do not apply to other properties and which have not resulted from any act of the applicant subsequent to the adoption of the Zoning Code; 3. Special Finding (3), that such variation is necessary for the preservation of a substantial property right possessed by other properties within the same zoning district. Additionally, in granting a variance the Board may specify in writing such other conditions regarding the location, character, landscaping, or other treatment that will, in the Board's judgment, be reasonably necessary to the furtherance of the intent of the Zoning Code and the protection of the public interest. The breach of any such condition shall automatically invalidate the permit granted. Staff Comments The 1984 structures which were once utilized as a thriving extended stay hotel have outlived their functional use, essentially becoming nearly obsolete as designed for an extended stay hotel. Staff feels the application satisfies certain required conditions stated in Section 50-64(3)(a) of the Code if the variance were to be approved. It is not contrary to the public interest or the general intent and purpose of the Zoning Code and it would not permit the establishment of a use within the RM-32 district which is prohibited. The variances are requested in order to change the existing use as an extended stay hotel to a multiple family use. The RM-32, City Center Multiple-Family Residential District allows for hotel and multiple-family uses. The property is located in an area which could equally handle either a hotel use or multiple-family use.

7 Staff Report 1600 East Grand River Avenue Page 4 April 5, 2016 The variances requested relate only to the property described in the application and they are not variances so commonly recurring as to make reasonably practical the formulation of a general regulation by the City Council and would not cause a substantial adverse effect to properties in the immediate vicinity or in the zoning district where the variances are located. The proposed use being residential in nature is considered less intense than a commercial use as it has been used in the past. Possible Actions Following the public hearing on this appeal, if the Zoning Board finds that the application satisfies the required conditions stated above, it could grant the variance in accordance with, Special Finding ( ), (language of special finding) ; based on the following grounds:

8 Hagadorn Road CITY OF EAST LANSING AERIAL PHOTOGRAPH Grand River Avenue 1600 East Grand River Avenue Planning Commission Quality Services for a Quality Community

9 CITY OF EAST LANSING ZONING MAP Planning Commission Quality Services for a Quality Community

10

11

12

13

14

15

16

17 Department of Planning & Community Development Staff Contact: Darcy C. Schmitt Phone Number: ZBA Agenda: April 13, 2016 STAFF REPORT April 4, Park Lane Appeal Mark Grebner is appealing the decision of the Planning and Zoning Administrator which is summarized in the attached letter addressed to Ms. Casey dated February 8, The focus of Mr. Grebner s appeal is described in his attached letter dated March 7, Background As stated in the letter addressed to Ms. Casey, her property located at 503 Park Lane is zoned R-2, Medium Density Single-Family Residential District. Under the City s current zoning requirements the property is eligible for a Class III rental license which allows for a maximum occupancy of a family or two unrelated persons. These requirements were put in place in 1997 under Ordinance 900. However, this property was licensed under a Class II rental license prior to 1997 allowing an owner-occupied home to have up to four persons which was lawful at that time. Ordinance 900 changed the Code making it unlawful; therefore, the use was considered to be a lawful nonconforming use. Under the City s Zoning Code, if you have a structure with a lawful nonconforming use, Section applies to your property. The follow excerpt is only part of this section and will be the only part relevant to the report discussion. Sec Nonconforming use of a structure. (1) A structure, the use of which does not conform to the use regulations for the district in which it is situated, shall not be enlarged or extended unless the use therein is changed to a conforming use. (2) Such nonconforming structure shall not be structurally altered or reconstructed unless such alterations are required by law, provided, however, that such maintenance and repair work as is required to keep a nonconforming structure in sound condition shall be permitted. (3) A nonconforming use may be extended throughout any parts of the structure which were manifestly arranged or designed for such use at the time of the adoption of the ordinance from which this chapter is derived,

18 Staff Report 503 Park Lane Page 2 April 4, 2016 provided this extension was made within one year after the date of such adoption. So when we look at Section (3) the term extended means to expand spatially and the nonconforming use means the occupancy and the location in question to mean the basement under the current circumstance. The work description on the building permit application submitted on January 29, 2016 referring to bathroom remodel described what I believed to be a bathroom that was partially installed without a building permit in the basement. It was my understanding that the owner was interested in completing the build-out of the bathroom. In order to determine whether the project met the requirements of Section (3) back in 1997, I pulled the rental file to discover that on November 8, 2000, a Class II License was reissued for the property that states the cellar is not habitable. Exhibit A further defines a room that is non-habitable as one that is not allowed to be used for human habitation. Therefore it is reasonable to say that a part of the structure that was not arranged or designed for human habitation. With this document we can establish that the basement was not habitable in 1997 when the property s current license became nonconforming. (See Exhibit A) The nonconforming use under this particular circumstance is the rental license occupancy or rental occupants. Proceeding with the build-out of the basement bathroom will extend spatially the nonconforming use within the structure where it was not arranged or designed for habitation in 1997 and thus is prohibited by Code unless the use is changed to a conforming use. As a result, proceeding with the build-out of the basement bathroom will result in the loss of the current nonconforming Class II rental license. This means the owner would only be eligible for a Class III rental license which allows for a family or two unrelated persons to occupy the property. Staff Comments The applicant provided a basement floor plan that describes the previous building permits that were approved for the basement. During this period there were issues with permits being issued without sign-off from the Planning Division as required by City Code. Exhibits B and C are evidence that a building permit was issued in error without review and sign-off from the Planning Division. The first is a copy of the application highlighting there was no signature on the Zoning approval line and the second is the actual building permit as indicated on the applicant s floor plan. Also attached is Exhibit D, a memo written to the Building Official in charge during that period stating that there were still problems with getting the appropriate sign-off on permit applications. These issues have since been resolved.

19 Staff Report 503 Park Lane Page 3 April 4, 2016 We have maintained that we will except that other permits have been issued and those improvements may remain without issue to the existing nonconforming licenses; however, we cannot overlook the City Code because of past mistakes. Mr. Grebner s claim that Section (3) is not a restriction but only a permissive provision is inaccurate. There would be no need for this provision if it only permitted something that was not otherwise restricted. That is contrary to the rules of statutory construction and contrary to the City s interpretation. The language is clearly limiting circumstances and the time frame the nonconforming use could be extended as described in subsection (3).

20 CITY OF EAST LANSING ZONING MAP Zoning Board of Appeals Quality Services for a Quality Community

21 CITY OF EAST LANSING EXHIBIT A Zoning Board of Appeals Quality Services for a Quality Community

22 CITY OF EAST LANSING EXHIBIT B Zoning Board of Appeals Quality Services for a Quality Community

23 CITY OF EAST LANSING EXHIBIT C Zoning Board of Appeals Quality Services for a Quality Community

24 EXHIBIT D PLANNING AND COMMUNITY DEVELOPMENT Quality Services for a Quality Community MEMORANDUM TO: FROM: Howard Asch, Director CENC Annette Irwin, Assistant Director CENC Darcy C. Schmitt, Planning and Zoning Administrator DATE: June 27, 2012 City of East Lansing PLANNING AND COMMUNITY DEVELOPMENT 410 Abbot Road East Lansing, MI (517) SUBJECT: Planning and Zoning Division Permit Sign-off There has been tremendous progress made in streamlining and coordinating the City s multi-disciplinary review process for new construction projects. However, there is still some confusion about what review and sign-off is needed from the Planning and Zoning Division when a permit application is submitted to the Code Enforcement & Neighborhood Conservation Department (CENC) for an existing structure or developed site. All Building and Paving Permit applications should be reviewed and signed-off by the Planning and Zoning Division prior to issuing a permit. All Building Permit applications should be reviewed and signed-off on by the Planning and Zoning Division before a permit is issued per the following section of the Zoning Code: Sec Building permits. (c) For applications for permits for activities which require review and approval by the planning and zoning official, the zoning board of appeals, the planning commission or the city council under the provisions of this chapter, the building official shall forward the application to the planning and zoning official for review and processing. When such review has been completed, the planning and zoning official shall advise the building official of the actions taken before any building permit may be issued. The Planning Division does not need to sign-off on electrical, plumbing, or mechanical permits. These permits may be associated with a Building Permit application but they are not relevant to the Planning and Zoning Division sign-off. To assure that the proposed paving meets all of the requirements of the Zoning Code the Planning and Zoning Division should sign-off on all Paving Permit

25 Memorandum - Planning and Zoning Division Sign-off June 27, 2012 Page 2 applications for private property regardless of whether they are residential or commercial in nature before a permit is issued. Requests for paving within the right-of-way should be directed to the Department of Public Works which has a separate Paving Permit application. A Paving Permit for private property is required per the following Sections of the Zoning Code: Sec Paving permit. No part of any yard or premises shall be paved or repaved for the purposes of providing vehicular parking or access unless a paving permit is first issued by the building official as described in this section. (4) Nonconforming paving. A paving permit may be issued to reconstruct a driveway or paving space which legally exists at the time of adoption of this provision. When such paving, or any portion thereof, can feasibly be done in greater conformity with the zoning ordinance in the opinion of the planning and zoning official, the building official shall so require in any paving permit. In determining such feasibility, the following provisions shall apply: a. The reconstruction shall not increase or extend any existing nonconformity; b. The reconstruction shall not cause or permit a change in the occupancy or use of the property; and c. The reconstruction shall not increase the number of parking spaces provided on the property. Sec Parking and access design standards. The Code sections listed determine the need for a permit and required parking and access design standards but there are numerous sections of the Code that also need to be reviewed to determine whether a proposed paving application is in compliance with the City Code.

26

27

28

29

30

31

32

ZONING BOARD OF APPEALS Quality Services for a Quality Community

ZONING BOARD OF APPEALS Quality Services for a Quality Community ZONING BOARD OF APPEALS Quality Services for a Quality Community MEMBERS Brian Laxton Chair Caroline Ruddell Vice Chair Konrad Hittner Patrick Marchman Eric Muska John Robison Vacancy Alternate 1 James

More information

ZONING BOARD OF APPEALS Quality Services for a Quality Community

ZONING BOARD OF APPEALS Quality Services for a Quality Community ZONING BOARD OF APPEALS Quality Services for a Quality Community MEMBERS Brian Laxton Chair John Cahill Vice Chair Nicholas Kipa Caroline Ruddell Travis Stoliker Chris Wolf Vacancy City Council Liaison

More information

ZONING BOARD OF APPEALS Quality Services for a Quality Community

ZONING BOARD OF APPEALS Quality Services for a Quality Community ZONING BOARD OF APPEALS Quality Services for a Quality Community MEMBERS Chair Chris Wolf Vice Chair Nathan Mitchell John Cahill Nicholas Kipa Brian Laxton Caroline Ruddell Travis Stoliker City Council

More information

ZONING BOARD OF APPEALS Quality Services for a Quality Community

ZONING BOARD OF APPEALS Quality Services for a Quality Community ZONING BOARD OF APPEALS Quality Services for a Quality Community MEMBERS Chair Brian Laxton Vice Chair Caroline Ruddell Andrea Ditschman Konrad Hittner Jon Jorgensen John Robison Vacancy Alternate 1 James

More information

ZONING BOARD OF APPEALS APPLICATION City of Grand Haven, 11 N. Sixth Street, Grand Haven, MI Phone: (616) Website:

ZONING BOARD OF APPEALS APPLICATION City of Grand Haven, 11 N. Sixth Street, Grand Haven, MI Phone: (616) Website: ZONING BOARD OF APPEALS APPLICATION City of Grand Haven, 11 N. Sixth Street, Grand Haven, MI 49417 Phone: (616) 847-3490 Website: www.grandhaven.org The City of Grand Haven Zoning Board of Appeals meets

More information

ZONING BOARD OF APPEALS MINUTES AUGUST 28, Chairman Garrity described the proceedings of the Zoning Board of Appeals.

ZONING BOARD OF APPEALS MINUTES AUGUST 28, Chairman Garrity described the proceedings of the Zoning Board of Appeals. ZONING BOARD OF APPEALS MINUTES AUGUST 28, 2012 The meeting was called to order by Chairman Rick Garrity at 7:34 p.m. Board Members Gregory Constantino, Barbara Fried, Mary Loch and Dale Siligmueller were

More information

MINUTES VILLAGE of ARDSLEY ZONING BOARD of APPEALS REGULAR MEETING WEDNESDAY, JULY 26, 2017

MINUTES VILLAGE of ARDSLEY ZONING BOARD of APPEALS REGULAR MEETING WEDNESDAY, JULY 26, 2017 MINUTES VILLAGE of ARDSLEY ZONING BOARD of APPEALS REGULAR MEETING WEDNESDAY, JULY 26, 2017 PRESENT: Patricia Hoffman, Esq., Chair Jacob Amir, Esq. Mort David Maureen Gorman-Phelan Michael Wiskind 1) Call

More information

Taylor Lot Coverage Variance Petition No. PLNBOA North I Street Public Hearing: November 7, 2012

Taylor Lot Coverage Variance Petition No. PLNBOA North I Street Public Hearing: November 7, 2012 APPEALS HEARING OFFICER STAFF REPORT Applicant: Mark Taylor, property owner Staff: Thomas Irvin (801) 535-7932 thomas.irvin@slcgov.com Tax ID: 09-32-159-006-0000 Current Zone: SR-1A Special Development

More information

ARTICLE 10 NONCONFORMITIES

ARTICLE 10 NONCONFORMITIES ARTICLE 10 NONCONFORMITIES SECTION 10.01 GENERAL PROVISIONS 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

TOWN OF MOUNT PLEASANT, SOUTH CAROLINA BOARD OF ZONING APPEALS APRIL 25, 2016 MINUTES

TOWN OF MOUNT PLEASANT, SOUTH CAROLINA BOARD OF ZONING APPEALS APRIL 25, 2016 MINUTES TOWN OF MOUNT PLEASANT, SOUTH CAROLINA BOARD OF ZONING APPEALS APRIL 25, 2016 MINUTES Present: Staff: Mason Smith, Chair, Barbara Wagner, Glyn Cowden, Joseph Belton, Mark Lamb, Saila Milja-Smyly. Kelly

More information

Staff Contact: Jake Parcell Phone No.: PC Agenda: April 25, 2018

Staff Contact: Jake Parcell Phone No.: PC Agenda: April 25, 2018 Department of Planning, Building & Development Staff Contact: Jake Parcell Phone No.: 517-319-6828 PC Agenda: April 25, 2018 STAFF REPORT April 20, 2018 Special Use Permit 1218 E. Grand River (Delta Sigma

More information

NONCONFORMITIES ARTICLE 39. Charter Township of Commerce Page 39-1 Zoning Ordinance. Article 39 Nonconformities

NONCONFORMITIES ARTICLE 39. Charter Township of Commerce Page 39-1 Zoning Ordinance. Article 39 Nonconformities ARTICLE 39 NONCONFORMITIES SECTION 39.01. Intent and Purpose It is recognized that there exists within the districts established by this Ordinance lots, structures, sites and uses which were lawful prior

More information

KETCHUM PLANNING AND ZONING

KETCHUM PLANNING AND ZONING IN RE: ) Barrow Variance and ) Fence Design Review ) KETCHUM PLANNING AND ZONING ) COMMISSION - FINDINGS OF FACT, ) CONCLUSIONS OF LAW AND DECISION Permit Number: 13-122 ) BACKGROUND FACTS OWNER: Strada

More information

7.20 Article 7.20 Nonconformities

7.20 Article 7.20 Nonconformities Article Nonconformities.01 Intent It is the intent of this ordinance to permit legal nonconforming lots, structures, or uses to continue until they are removed but not to encourage their survival. For

More information

ROSEMEAD CITY COUNCIL STAFF REPORT

ROSEMEAD CITY COUNCIL STAFF REPORT ROSEMEAD CITY COUNCIL STAFF REPORT TO THE HONORABLE MAYOR AND CITY COUNCIL FROM JEFF ALLRED CITY MANAGER DATE JUNE 9 2015 6 SUBJECT MUNICIPAL CODE AMENDMENT 15 02 AMENDING CHAPTERS 17 04 AND 17 72 OF TITLE

More information

MEETING MINUTES January 26, 2015

MEETING MINUTES January 26, 2015 PANAMA CITY BOARD OF ADJUSTMENT CITY HALL PANAMA CITY, FLORIDA MEETING MINUTES January 26, 2015 The City of Panama City Appeals Board met in regular session on the above date with the following members

More information

Town of Scarborough, Maine

Town of Scarborough, Maine Town of Scarborough, Maine Miscellaneous Appeal INFORMATION REQUIRED FOR ALL APPEALS Before any appeal can be processed, the following material must be submitted to the Code Enforcement Office: 1. A fee

More information

CITY OF CASCADE LOCKS PLANNING COMMISSION ORDER VARIANCE WINDSONG TERRACE LLC

CITY OF CASCADE LOCKS PLANNING COMMISSION ORDER VARIANCE WINDSONG TERRACE LLC CITY OF CASCADE LOCKS PLANNING COMMISSION ORDER VARIANCE 07-01 WINDSONG TERRACE LLC APPLICATION The variance requested is to reduce various setback requirements for lots within the Windsong Terrace Subdivision.

More information

AGENDA. Grand Haven Charter Township Zoning Board of Appeals Tuesday, March 22, :00 pm

AGENDA. Grand Haven Charter Township Zoning Board of Appeals Tuesday, March 22, :00 pm AGENDA Grand Haven Charter Township Zoning Board of Appeals Tuesday, March 22, 2016 7:00 pm I. Call To Order II. III. IV. Roll Call Approval of the January 26, 2016 ZBA Meeting Minutes New Business A.

More information

ARLINGTON COUNTY, VIRGINIA

ARLINGTON COUNTY, VIRGINIA ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of January 27, 2007 DATE: January 12, 2007 SUBJECT: U-3168-06-1 USE PERMIT for density for a condominium conversion; premises at 1127 and 1129

More information

ARTICLE 4.00 NONCONFORMITIES

ARTICLE 4.00 NONCONFORMITIES Section 4.01 -- INTENT ARTICLE 4.00 NONCONFORMITIES Nonconformities are uses, structures, buildings, or lots which do not conform to one or more provisions or requirements of this Ordinance or a subsequent

More information

BOARD OF ZONING APPEALS AGENDA

BOARD OF ZONING APPEALS AGENDA Chairperson BOARD OF ZONING APPEALS AGENDA 0BCity Hall Council Chambers- Lower Level 1B611 E. Grand River - Howell, MI 48843 Visit us online at www.cityofhowell.org Board members and other officials normally

More information

ZONING BOARD OF APPEALS APPLICATION FORM

ZONING BOARD OF APPEALS APPLICATION FORM ZONING BOARD OF APPEALS APPLICATION FORM REQUIREMENTS AND INSTRUCTIONS FOR OBTAINING A ZONING VARIANCE QUESTIONS REGARDING COMPLETION AND SUBMISSION OF THIS APPLICATION MAY BE DIRECTED TO THE PLANNING

More information

OLD BUSINESS NEW BUSINESS

OLD BUSINESS NEW BUSINESS TO: Zoning Board of Adjustment FROM: Peter Stith, AICP, Planning Department DATE: November 16, 2018 RE: Zoning Board of Adjustment OLD BUSINESS 1. 127 & 137 High Street Request for Rehearing NEW BUSINESS

More information

THE CORPORATION OF THE CITY OF TEMISKAMING SHORES COMMITTEE OF ADJUSTMENT MEETING MINUTES Wednesday, November 27, 2013

THE CORPORATION OF THE CITY OF TEMISKAMING SHORES COMMITTEE OF ADJUSTMENT MEETING MINUTES Wednesday, November 27, 2013 PRESENT: ALSO PRESENT: REGRETS: PUBLIC: Chair: Carman Kidd Members: Rod Mathews, Florent Heroux, Greg Ford Jennifer Sandham, Secretary-Treasurer Voula Zafiris Robert Van Dine, Applicant A-2013-13(H) Chris

More information

Staff Report. Variance

Staff Report. Variance Staff Report PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT To: Appeals Hearing Officer From: Doug Dansie (801) 535-6182, doug.dansie@slcgov.com Date: June 9, 2014 Re: PLNZAD2014-00143 1680 South Main

More information

CHAPTER NONCONFORMITIES.

CHAPTER NONCONFORMITIES. - i CHAPTER. - NONCONFORMITIES. Sec. -. - Intent. Sec. -2. - Development as a matter of right. Sec. -3. - Nonconforming development. Sec. -. - Vested rights. Sec. -. - Hardship relief; Variances. 2 3 admin.

More information

AGENDA COMMITTEE OPENING OF. use. given the. by staff. CHAIRPERSON DALLAS BAKER CITY PLANNER OFFICIAL TODD MORRIS CHIEF BUILDING

AGENDA COMMITTEE OPENING OF. use. given the. by staff. CHAIRPERSON DALLAS BAKER CITY PLANNER OFFICIAL TODD MORRIS CHIEF BUILDING AGENDA CITY OF EL MONTE MODIFICATION COMMITTEE CITY OF EL MONTE MODIFICATION COMMITTEE CHAIRPERSON DALLAS BAKER PLANNING COMMISSION CITY PLANNER JASON C. MIKAELIAN CHIEF BUILDING OFFICIAL TODD MORRIS TUESDAY,

More information

AGENDA CITY OF EL MONTE MODIFICATION COMMITTEE TUESDAY OCTOBER 23, :00 P.M. CITY HALL WEST CONFERENCE ROOM A VALLEY BOULEVARD

AGENDA CITY OF EL MONTE MODIFICATION COMMITTEE TUESDAY OCTOBER 23, :00 P.M. CITY HALL WEST CONFERENCE ROOM A VALLEY BOULEVARD AGENDA CITY OF EL MONTE MODIFICATION COMMITTEE TUESDAY OCTOBER 23, 2018 CITY OF EL MONTE MODIFICATION COMMITTEE CHAIRPERSON AMY WONG CITY PLANNER JASON C. MIKAELIAN CHIEF BUILDING OFFICIAL TODD MORRIS

More information

MINUTES PARK TOWNSHIP ZONING BOARD OF APPEALS Park Township Hall nd Street Holland, MI Regular Meeting April 27, :30 P.M.

MINUTES PARK TOWNSHIP ZONING BOARD OF APPEALS Park Township Hall nd Street Holland, MI Regular Meeting April 27, :30 P.M. MINUTES PARK TOWNSHIP ZONING BOARD OF APPEALS Park Township Hall 52 152 nd Street Holland, MI 49418 Regular Meeting April 27, 2015 6:30 P.M. DRAFT COPY CALL TO ORDER: Chair Foster called to order the regular

More information

TOWN OF SAN ANSELMO PLANNING COMMISSION STAFF REPORT. For the meeting of January 11, Agenda Item 6C. Zone X (Minimal Flood Hazard Area)

TOWN OF SAN ANSELMO PLANNING COMMISSION STAFF REPORT. For the meeting of January 11, Agenda Item 6C. Zone X (Minimal Flood Hazard Area) TOWN OF SAN ANSELMO PLANNING COMMISSION STAFF REPORT For the meeting of January 11, 2016 Agenda Item 6C Owner/Applicant: Daniel and Jacqueline Olson Project Address: 321 Greenfield Avenue Assessor s Parcel

More information

MINUTES ADJUSTMENTS AND APPEALS BOARD. April 3, 2013

MINUTES ADJUSTMENTS AND APPEALS BOARD. April 3, 2013 MINUTES ADJUSTMENTS AND APPEALS BOARD April 3, 2013 A Public Hearing of the City of South Daytona s Adjustments and Appeals Board was called to order in the South Daytona City Council Chambers, 1672 South

More information

Park Township. Zoning Board of Appeals Note to Applicants

Park Township. Zoning Board of Appeals Note to Applicants Park Township Fifty-Two One Hundred Fifty Second Avenue, Holland, Michigan 49424-6201 Phone (616) 399-4520 FAX: (616) 399-8540 Website: www.parktownship.org E-mail: info@parktownship.org Zoning Board of

More information

VILLAGE OF DOWNERS GROVE PLAN COMMISSION VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE. January 7, :00 p.m. AGENDA

VILLAGE OF DOWNERS GROVE PLAN COMMISSION VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE. January 7, :00 p.m. AGENDA VILLAGE OF DOWNERS GROVE PLAN COMMISSION VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE January 7, 2019 7:00 p.m. 1. Call to Order AGENDA 2. Roll Call a. Pledge of Allegiance 3. Approval of Minutes

More information

CITY COUNCIL AGENDA BILL

CITY COUNCIL AGENDA BILL AGENDA ITEM NO. 6 CITY OF HAWTHORNE CITY COUNCIL AGENDA BILL For the meeting of: February 23, 2016 Originating Department: Planning Department Head: Gregg McClain City Manager: Arnold Shadbehr SUBJECT:

More information

ZONING BOARD OF APPEALS MINUTES MAY 28, 2013

ZONING BOARD OF APPEALS MINUTES MAY 28, 2013 ZONING BOARD OF APPEALS MINUTES MAY 28, 2013 The meeting was called to order by Acting Chairman Edward Kolar at 7:33 p.m. Board Members Gregory Constantino, Barbara Fried, Meg Maloney and John Micheli

More information

CITY OF DECATUR, TEXAS Development Services 1601 S. State Street Decatur, TX (940) voice (940) fax

CITY OF DECATUR, TEXAS Development Services 1601 S. State Street Decatur, TX (940) voice (940) fax Call to Order ITEM 1: ITEM 2: ITEM 3: ITEM 4: CITY OF DECATUR, TEXAS Development Services 1601 S. State Street Decatur, TX 76234 (940) 393-0250 voice (940) 626-4629 fax AGENDA (Zoning) Board of Adjustment

More information

ARLINGTON COUNTY, VIRGINIA

ARLINGTON COUNTY, VIRGINIA ARLINGTON COUNTY, VIRGINIA Board of Zoning Appeals Agenda Item V-11354-18-VA-2: Meeting of April 16, 2018 DATE: April 13, 2018 APPLICANT: LOCATION: ZONING: LOT AREA: GLUP DESIGNATION: Roger Ramia of Rush

More information

Applicant for Variance. Variance Procedures & Application

Applicant for Variance. Variance Procedures & Application COUNTY OF RICHMOND Land Use Office 101 Court Circle, P. O. Box 1000 Warsaw, Virginia 22572 Phone: (804)333-3415 Fax: (804)333-3408 Website: www.co.richmond.va.us To: From: Subject: Applicant for Variance

More information

NEW BUSINESS. Aerial Map. Case #11-1. Neighborhood Context

NEW BUSINESS. Aerial Map. Case #11-1. Neighborhood Context TO: Zoning Board of Adjustment FROM: Peter Stith, AICP, Planning Department DATE: November 15, 2017 RE: Zoning Board of Adjustment NEW BUSINESS 1. 87 Lincoln Rehearing Case #11-1 Petitioners: Working Stiff

More information

An application to the Zoning Board of Appeals is not complete and will not be scheduled until all of the following information has been provided:

An application to the Zoning Board of Appeals is not complete and will not be scheduled until all of the following information has been provided: INCORPORATED VILLAGE OF PORT JEFFERSON ZONING BOARD OF APPEALS 88 North Country Road, Port Jefferson, NY 11777 Telephone: (631) 473-4744 Fax: (631) 473-2049 FILING REQUIREMENTS An application to the is

More information

STAFF REPORT #

STAFF REPORT # STAFF REPORT #15-6000-0001 VARIANCE PLANNING COMMISSION MEETING DATE: May 21, 2015 1. APPLICATION: An application submitted by requesting a variance to allow for a front yard setback reduction to twenty

More information

Meeting Announcement and Agenda Mt. Pleasant Zoning Board of Appeals. Wednesday, April 25, :00 p.m. City Hall Commission Chamber

Meeting Announcement and Agenda Mt. Pleasant Zoning Board of Appeals. Wednesday, April 25, :00 p.m. City Hall Commission Chamber Meeting Announcement and Agenda Mt. Pleasant Zoning Board of Appeals Wednesday, April 25, 2018-7:00 p.m. City Hall Commission Chamber I. Roll Call: Assmann, Berkshire, Friedrich, Orlik, Raisanen, White

More information

ARTICLE Nonconformities

ARTICLE Nonconformities ARTICLE 3.00 Section 3.01 Intent are uses, structures, buildings, or lots which do not conform to one or more provisions or requirements of this Ordinance or a subsequent amendment, but which were lawfully

More information

City of Cape May Planning Board Meeting Minutes Tuesday September 10, 2013

City of Cape May Planning Board Meeting Minutes Tuesday September 10, 2013 City of Cape May Planning Board Meeting Minutes Tuesday September 10, 2013 Opening: The meeting of the City of Cape May Planning Board was called to order by Chairman William Bezaire, at 7:00 PM. In compliance

More information

(b) each living unit shall have a minimum floor area of 27 m 2 (290.6 sq.ft.). (B/L No ) (a) the zoning designations R4, R5, R9, or

(b) each living unit shall have a minimum floor area of 27 m 2 (290.6 sq.ft.). (B/L No ) (a) the zoning designations R4, R5, R9, or 104. RESIDENTIAL DISTRICT (R4) This District provides for the use and development of two-family dwellings on larger lots in medium density residential areas. 104.1 Uses Permitted: (1) Single family dwellings

More information

BOARD OF ADJUSTMENT MEETING CITY OF ST. PETE BEACH

BOARD OF ADJUSTMENT MEETING CITY OF ST. PETE BEACH BOARD OF ADJUSTMENT MEETING CITY OF ST. PETE BEACH 155 Corey Avenue St. Pete Beach, Florida Wednesday, 11/15/2017 2:00 p.m. Call to Order Pledge of Allegiance Roll Call 1. Changes to the Agenda Agenda

More information

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 6, 2004

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 6, 2004 # 3. & 4. File # ZON2004-00967 & SUB2004-00085 PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 6, 2004 DEVELOPMENT NAME SUBDIVISION NAME Heron Lakes Subdivision, Phase One, Revised Lot 32

More information

CITY OF FLORENCE PLANNING COMMISSION AUGUST 9, 2016, 6:30 PM City Center, Council Chambers FLORENCE, SOUTH CAROLINA AGENDA

CITY OF FLORENCE PLANNING COMMISSION AUGUST 9, 2016, 6:30 PM City Center, Council Chambers FLORENCE, SOUTH CAROLINA AGENDA CITY OF FLORENCE PLANNING COMMISSION AUGUST 9, 2016, 6:30 PM City Center, Council Chambers FLORENCE, SOUTH CAROLINA AGENDA I. Call to Order II. Approval of Minutes Regular Meeting July 12, 2016 III. IV.

More information

CITY OF PISMO BEACH PLANNING COMMISSION AGENDA REPORT

CITY OF PISMO BEACH PLANNING COMMISSION AGENDA REPORT DATE: March 22, 2016 CITY OF PISMO BEACH PLANNING COMMISSION AGENDA REPORT TO: FROM: HONORABLE CHAIR AND MEMBERS OF THE PLANNING COMMISSION Jan Di Leo, Planner (805) 773-7088 jdileo@pismobeach.org THROUGH:

More information

R E S O L U T I O N. a. Remove Table B from the plan.

R E S O L U T I O N. a. Remove Table B from the plan. R E S O L U T I O N WHEREAS, Werrlein Property is the owner of a 0.3902-acre parcel of land in the 5th Election District of Prince George s County, Maryland, being zoned One-Family Detached Residential

More information

ARTICLE X. NONCONFORMITIES AND VESTED RIGHTS

ARTICLE X. NONCONFORMITIES AND VESTED RIGHTS 1 0 1 0 1 ARTICLE X. NONCONFORMITIES AND VESTED RIGHTS DIVISION 1. NONCONFORMITIES Section 0-.1. Purpose. The purpose of this division is to provide regulations for the continuation and elimination of

More information

A. Consideration of the unapproved December 8, 2015 minutes B. Consideration of the unapproved January 12, 2016 minutes

A. Consideration of the unapproved December 8, 2015 minutes B. Consideration of the unapproved January 12, 2016 minutes OFFICIAL AGENDA PLANNING & ZONING COMMISSION CITY OF STARKVILLE, MISSISSIPPI MEETING OF TUESDAY, April 12, 2016 CITY HALL - COURT ROOM, 110 West Main Street, 5:30 PM I. CALL TO ORDER II. III. IV. PLEDGE

More information

CHAPTER 21.11: NONCONFORMITIES...1

CHAPTER 21.11: NONCONFORMITIES...1 0 0 TABLE OF CONTENTS CHAPTER.: NONCONFORMITIES.....0 General Provisions... A. Purpose... B. Authority to Continue... C. Determination of Nonconformity Status... D. Nonconformities Created Through Government

More information

BOARD OF ZONING APPEALS CITY OF PRAIRIE VILLAGE, KANSAS AGENDA July 10, 2018 **MULTI-PURPOSE ROOM 6:30 P.M.

BOARD OF ZONING APPEALS CITY OF PRAIRIE VILLAGE, KANSAS AGENDA July 10, 2018 **MULTI-PURPOSE ROOM 6:30 P.M. BOARD OF ZONING APPEALS CITY OF PRAIRIE VILLAGE, KANSAS AGENDA July 10, 2018 **MULTI-PURPOSE ROOM 6:30 P.M. I. ROLL CALL II. APPROVAL OF MINUTES - June 5, 2018 III. PUBLIC HEARINGS BZA2018-02 Variance

More information

MINUTES ZONING BOARD OF ADJUSTMENT

MINUTES ZONING BOARD OF ADJUSTMENT MINUTES ZONING BOARD OF ADJUSTMENT The New Hanover County Zoning Board of Adjustment held a regular and duly advertised meeting at 5:30 P.M. at the New Hanover County Government Center Complex, 230 Government

More information

4. MINUTES: Consideration, review and approval of Minutes from the March 15, 2017 meeting.

4. MINUTES: Consideration, review and approval of Minutes from the March 15, 2017 meeting. AGENDA BLOOMINGTON ZONING BOARD OF APPEALS REGULAR MEETING - 4:00 P.M. WEDNESDAY, APRIL 19, 2017 COUNCIL CHAMBERS, CITY HALL 109 EAST OLIVE STREET BLOOMINGTON, ILLINOIS 1. CALL TO ORDER 2. ROLL CALL 3.

More information

OCEANPORT PLANNING BOARD MINUTES May 12, 2010

OCEANPORT PLANNING BOARD MINUTES May 12, 2010 OCEANPORT PLANNING BOARD MINUTES May 12, 2010 Chairman Widdis called the meeting to order at 7:30 p.m. and announced that the meeting had been advertised in accordance with the Open Public Meetings Act.

More information

A G E N D A CITY OF BUENA PARK ZONING ADMINISTRATOR

A G E N D A CITY OF BUENA PARK ZONING ADMINISTRATOR A G E N D A CITY OF BUENA PARK ZONING ADMINISTRATOR September 2, 2016 COMMUNITY DEVELOPMENT CONFERENCE ROOM 10:00 a.m. Members of the public who wish to discuss an item should fill out a speaker identification

More information

City Council 1-15-08- Exhibit A Mansionization Code Amendments Recommended by Planning Commission 11-14-07 INCREASE OPEN SPACE AND SETBACKS Section 10.12.030 and A.12.030 Property Development Regulations:

More information

City of Piedmont COUNCIL AGENDA REPORT

City of Piedmont COUNCIL AGENDA REPORT City of Piedmont COUNCIL AGENDA REPORT DATE: May 15, 2017 TO: FROM: SUBJECT: Mayor and Council Paul Benoit, City Administrator Consideration of the 2 nd Reading of Ordinance 731 N.S. - Amending Division

More information

PLANNING COMMISSION AGENDA REPORT. 17-CA-02 Accessory Dwelling Unit Ordinance. Jon Biggs, Community Development Director

PLANNING COMMISSION AGENDA REPORT. 17-CA-02 Accessory Dwelling Unit Ordinance. Jon Biggs, Community Development Director PLANNING COMMISSION AGENDA REPORT Meeting Date: May 3, 2018 Subject: Prepared by: Initiated by: 17-CA-02 Accessory Dwelling Unit Ordinance Jon Biggs, Community Development Director City Council Attachments:

More information

1. ROLL CALL Richardson (Vice-Chair) Vacant Bisbee Hamilton Wells Roberts-Ropp Carr (Chair) Peterson Swearer

1. ROLL CALL Richardson (Vice-Chair) Vacant Bisbee Hamilton Wells Roberts-Ropp Carr (Chair) Peterson Swearer AGENDA BOARD OF ZONING APPEALS Tuesday, January 22, 2019 5:30 PM City Council Chambers 125 East Avenue B, Hutchinson, Kansas 1. ROLL CALL Richardson (Vice-Chair) Vacant Bisbee Hamilton Wells Roberts-Ropp

More information

A G E N D A. Administrative Review Board City Council Chambers 800 Municipal Drive, Farmington, NM February 9, 2017 at 6:00 p.m.

A G E N D A. Administrative Review Board City Council Chambers 800 Municipal Drive, Farmington, NM February 9, 2017 at 6:00 p.m. A G E N D A Administrative Review Board City Council Chambers 800 Municipal Drive, Farmington, NM February 9, 2017 at 6:00 p.m. Item No. 1 Call Meeting to Order Page 2 Approval of the Agenda 3 Approval

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

Members Ferrell, Gerblick, Ghannam, Gronachan, Ibe and Sanghvi

Members Ferrell, Gerblick, Ghannam, Gronachan, Ibe and Sanghvi port ZONING BOARD OF APPEALS ACTION SUMMARY CITY OF NOVI Regular Meeting Tuesday, August 12, 2014-7:00 P.M. Council Chambers Novi Civic Center 45175 W. Ten Mile Road (248) 347-0459 Roll call Present: Absent:

More information

TAKE A ROLL CALL TO DETERMINE IF THERE IS A QUORUM OF MEMBERS PRESENT

TAKE A ROLL CALL TO DETERMINE IF THERE IS A QUORUM OF MEMBERS PRESENT Board of Zoning Appeals Agenda 8-2-2018 Page 1 of 2 LAWRENCE BOARD OF ZONING APPEALS AGENDA FOR AUGUST 2, 2018 1 ST FLOOR OF CITY HALL, 6 E. 6 TH STREET, CITY COMMISSION MEETING ROOM 6:30 PM TAKE A ROLL

More information

Village of Cazenovia Zoning Board of Appeals August 12, 2014

Village of Cazenovia Zoning Board of Appeals August 12, 2014 Village of Cazenovia Zoning Board of Appeals August 12, 2014 FINAL - 1 - Village of Cazenovia Zoning Board of Appeals August 12, 2014 5 10 Members Present: Phil Byrnes, Chair; Sally Ryan; William Keiser;

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

ORDINANCE NO City Attorney Summary

ORDINANCE NO City Attorney Summary ORDINANCE NO. 2882 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDEN GROVE APPROVING AMENDMENT NO. A-017-2017 AMENDING PORTIONS OF TITLE 9 (ZONING CODE) AND REPEALING CHAPTER 5.85 OF THE GARDEN GROVE

More information

PLANNING COMMISSION REPORT REGULAR AGENDA

PLANNING COMMISSION REPORT REGULAR AGENDA PP-4-4-11 Item No. 9-1 PLANNING COMMISSION REPORT REGULAR AGENDA PC Staff Report 06/22/11 ITEM NO 9: PRELIMINARY PLAT; KASOLD WATER TOWER ADDITION; SE OF TAM O SHANTER & KASOLD DR (MKM) PP-4-4-11: Consider

More information

Air Rights Reference Guide

Air Rights Reference Guide Air Rights Reference Guide Revision Date August 15, 2016 City Center Real Estate Inc. 1010 Fifth Avenue New York, NY 10028 ROBERT I. SHAPIRO Founder (212) 396-9705 ris@citycenternyc.com RONALD NOVITA Executive

More information

Unified Development Code. City of Cambridge, Maryland

Unified Development Code. City of Cambridge, Maryland Unified Development Code City of Cambridge, Maryland Mayor and City Council Adopted December 8, 2014 Effective January 1, 2015 Updated June 20, 2017 Table of Contents Article 1 General Provisions...4 1.1

More information

NEW BUSINESS. Case #8-1. Existing & Proposed Conditions. Other Permits/Approvals Required

NEW BUSINESS. Case #8-1. Existing & Proposed Conditions. Other Permits/Approvals Required TO: Zoning Board of Adjustment FROM: Peter Stith, AICP, Planning Department DATE: August 16, 2018 RE: Zoning Board of Adjustment NEW BUSINESS 1. Case 8-1 674 Islington Street 2. Case 8-2 500 Market Street

More information

August 8, 2017 Planning and Land Development Regulation Commission (PLDRC)

August 8, 2017 Planning and Land Development Regulation Commission (PLDRC) Page 1 of 25 GROWTH AND RESOURCE MANAGEMENT DEPARTMENT PLANNING AND DEVELOPMENT SERVICES DIVISION 123 West Indiana Avenue, DeLand, FL 32720 (386) 736-5959 PUBLIC HEARING: CASE NO: SUBJECT: LOCATION: APPLICANT:

More information

MEMORANDUM. DATE: April 6, 2017 TO: Zoning Hearing Board Jackie and Jake Collas. FROM: John R. Weller, AICP, Zoning Officer

MEMORANDUM. DATE: April 6, 2017 TO: Zoning Hearing Board Jackie and Jake Collas. FROM: John R. Weller, AICP, Zoning Officer MEMORANDUM DATE: April 6, 2017 TO: Zoning Hearing Board Jackie and Jake Collas FROM: John R. Weller, AICP, Zoning Officer SUBJECT: Zoning Hearing Board appeal of Jackie and Jake Collas Relief requested

More information

Board of Adjustment File No.: VAR February 24, 2014 Page 2 of 7 VICINITY MAP ATTACHMENTS

Board of Adjustment File No.: VAR February 24, 2014 Page 2 of 7 VICINITY MAP ATTACHMENTS Board of Adjustment File No.: VAR2014 0004 February 24, 2014 Page 2 of 7 VICINITY MAP ATTACHMENTS Attachment A: Variance application Attachment B: As-built Attachment C: 1999 Plat Attachment D: Front of

More information

Zoning Board of Appeals Minutes

Zoning Board of Appeals Minutes Zoning Board of Appeals Minutes (meeting taped) Monthly meeting: Thursday, July 16, 2009 in the City Hall aldermanic chambers. The meeting was called to order at 6:35 p.m. By roll call, members present:

More information

County of Volusia Affordable Housing Advisory Committee Local Housing Incentive Strategies 2016 Final Report

County of Volusia Affordable Housing Advisory Committee Local Housing Incentive Strategies 2016 Final Report County of Volusia Affordable Housing Advisory Committee Local Housing Incentive Strategies 2016 Final Report The ( AHAC ) was initially created by an ordinance adopted by the Volusia County Council on

More information

ORDINANCE NO

ORDINANCE NO AN ORDINANCE OF THE CITY OF SANTA CRUZ AMENDING CHAPTER 24.08, PART 10 HISTORIC ALTERATION PERMIT, CHAPTER 24.12, PART 5 HISTORIC PRESERVATION, CHAPTER 24.12 COMMUNITY DESIGN, CHAPTER 24.16 AFFORDABLE

More information

CITY OF APALACHICOLA ORDINANCE

CITY OF APALACHICOLA ORDINANCE CITY OF APALACHICOLA ORDINANCE 2017-05 AN ORDINANCE AMENDING ORDINANCE 91-7 WHICH ADOPTS THE CITY OF APALACHICOLA LAND DEVELOPMENT CODE REVISING SECTION II (DEFINITIONS) RELATING TO HISTORIC STRUCTURES,

More information

VILLAGE OF EPHRAIM FOUNDED 1853

VILLAGE OF EPHRAIM FOUNDED 1853 VILLAGE OF EPHRAIM FOUNDED 1853 EPHRAIM BOARD OF APPEALS MINUTES Tuesday, January 5, 2016, 5:00 p.m. Village of Ephraim Office 10005 Norway Present: Chair-Karen McMurtry, Debbie Eckert, Diane Kirkland,

More information

ARTICLE 2: General Provisions

ARTICLE 2: General Provisions ARTICLE 2: General Provisions 2-10 Intent The basic intent of the Town of Orange s Zoning Ordinance is to implement the goals and objectives of the adopted Town of Orange Comprehensive Plan, hereafter

More information

SECTION 9 RESIDENTIAL R5 ZONE

SECTION 9 RESIDENTIAL R5 ZONE SECTION 9 RESIDENTIAL R5 ZONE 9.1 GENERAL PURPOSE OF THE R5 ZONE This R5 Zone provides for and regulates medium density residential development in the form of cluster townhouses. Different intensities

More information

ZONING BOARD OF APPEALS MINUTES DECEMBER 8, 2015

ZONING BOARD OF APPEALS MINUTES DECEMBER 8, 2015 ZONING BOARD OF APPEALS MINUTES DECEMBER 8, 2015 The meeting was called to order by Acting Chairperson Gregory Constantino at 7:01 p.m. ZBA Members Larry LaVanway, John Micheli and Thomas Whalls were present.

More information

CITY OF DERBY MEETING OF THE BOARD OF ZONING APPEALS REGULAR MEETING January 14, :30 PM MEETING MINUTES

CITY OF DERBY MEETING OF THE BOARD OF ZONING APPEALS REGULAR MEETING January 14, :30 PM MEETING MINUTES CITY OF DERBY MEETING OF THE BOARD OF ZONING APPEALS REGULAR MEETING January 14, 2016 6:30 PM MEETING MINUTES 1. CALL MEETING TO ORDER 2. ROLL CALL Pat Baer Jessica Rhein Justin Smith Joe Waugh Van Willis

More information

STAFF REPORT April 2, 2014 Site Plan Application Garten Haus Redevelopment

STAFF REPORT April 2, 2014 Site Plan Application Garten Haus Redevelopment Department of Planning, Building, & Development Staff Contact: Timothy R. Schmitt Phone No.: 517-319-6828 PC Agenda: April 9, 2014 STAFF REPORT April 2, 2014 Site Plan Application Garten Haus Redevelopment

More information

PROPOSED FINIDINGS ZONE VARIANCE APPLICATION FOR HEIGHT VARIANCE

PROPOSED FINIDINGS ZONE VARIANCE APPLICATION FOR HEIGHT VARIANCE PROPOSED FINIDINGS ZONE VARIANCE APPLICATION FOR HEIGHT VARIANCE (PURSUANT TO LOS ANGELES MUNICIPAL CODE SECTION 12.27) CONCERNING 10550 WEST BELLAGIO ROAD, LOS ANGELES, CA 90077 Pursuant to Charter Section

More information

1. Consider approval of the June 13, 2017 Regular Meeting Minutes

1. Consider approval of the June 13, 2017 Regular Meeting Minutes Board of Adjustment Regular Meeting Agenda Tuesday August 8, 2017-6:30 PM Town Hall A. Roll Call, Determination of Quorum B. Approval of Minutes of Previous Meeting 1. Consider approval of the June 13,

More information

Request Subdivision Variance (4.1 (m)(1) of the Subdivision Regulations) Staff Recommendation Approval. Staff Planner Jonathan Sanders

Request Subdivision Variance (4.1 (m)(1) of the Subdivision Regulations) Staff Recommendation Approval. Staff Planner Jonathan Sanders Applicant Property Owner Jo Stallard Woolling Hodges Public Hearing December 12, 2018 (Deferred November 14, 2018) City Council Election District Beach Agenda Item D4 Request Subdivision Variance (4.1

More information

SARPY COUNTY BOARD OF ADJUSTMENT MINUTES OF MEETING May 14, 2015

SARPY COUNTY BOARD OF ADJUSTMENT MINUTES OF MEETING May 14, 2015 l. CALL MEETING TO ORDER SARPY COUNTY BOARD OF ADJUSTMENT MINUTES OF MEETING May 14, 2015 A meeting of the Board of Adjustment of Sarpy County, Nebraska was convened in open and public session at the call

More information

City of Richardson Zoning Board of Adjustment Agenda Packet August 16, 2017

City of Richardson Zoning Board of Adjustment Agenda Packet August 16, 2017 City of Richardson Zoning Board of Adjustment Agenda Packet August 16, 2017 To advance to the background material for each item in the agenda, click on the item title in the agenda or click on Bookmarks

More information

MINUTES OF THE TOWN OF LADY LAKE REGULAR PLANNING AND ZONING BOARD MEETING LADY LAKE, FLORIDA. May 8, :30 p.m.

MINUTES OF THE TOWN OF LADY LAKE REGULAR PLANNING AND ZONING BOARD MEETING LADY LAKE, FLORIDA. May 8, :30 p.m. MINUTES OF THE TOWN OF LADY LAKE REGULAR PLANNING AND ZONING BOARD MEETING LADY LAKE, FLORIDA May 8, 2017 5:30 p.m. The Planning and Zoning Board Meeting was held in the Town Hall Commission Chambers at

More information

TOWN OF CLINTON PLANNING BOARD MEETING FINAL MINUTES May 3, 2016

TOWN OF CLINTON PLANNING BOARD MEETING FINAL MINUTES May 3, 2016 ` MEMBERS PRESENT MEMBERS ABSENT Mike McCormack, Chairman Art DePasqua Tracie Ruzicka Robert Marrapodi Paul Thomas Secretary Arlene Campbell Gerald Dolan ALSO PRESENT Eliot Werner. Liaison Officer Chairman

More information

TOWNSHIP OF SADDLE BROOK PLANNING BOARD

TOWNSHIP OF SADDLE BROOK PLANNING BOARD TOWNSHIP OF SADDLE BROOK PLANNING BOARD Following are the minutes of the Saddle Brook 's regular meeting, held on Tuesday, July 21, 2015. 1. FLAG SALUTE 2. ROLL CALL: Councilman Camilleri, Mr. Compitello,

More information

Conduct a hearing on the appeal, consider all evidence and testimony, and take one of the following actions:

Conduct a hearing on the appeal, consider all evidence and testimony, and take one of the following actions: AGENDA ITEM #4.A TOWN OF LOS ALTOS HILLS Staff Report to the City Council SUBJECT: FROM: APPEAL OF PLANNING COMMISSION DENIAL OF A CONDITIONAL DEVELOPMENT PERMIT AND SITE DEVELOPMENT PERMIT FOR A NEW 3,511

More information

BOARD OF ADJUSTMENT TUESDAY, NOVEMBER 13, :00 P.M. COUNCIL CHAMBER, CITY HALL 2401 MARKET STREET, BAYTOWN, TEXAS AGENDA

BOARD OF ADJUSTMENT TUESDAY, NOVEMBER 13, :00 P.M. COUNCIL CHAMBER, CITY HALL 2401 MARKET STREET, BAYTOWN, TEXAS AGENDA CITY OF BAYTOWN NOTICE OF MEETING BOARD OF ADJUSTMENT TUESDAY, NOVEMBER 13, 2018 4:00 P.M. COUNCIL CHAMBER, CITY HALL 2401 MARKET STREET, BAYTOWN, TEXAS 77520 AGENDA CALL TO ORDER AND ANNOUNCEMENT OF QUORUM

More information

LOCATION: LUC AND UNDERLYING ZONING: OCP DESIGNATION:

LOCATION: LUC AND UNDERLYING ZONING: OCP DESIGNATION: City of Surrey PLANNING & DEVELOPMENT REPORT File: 7916-0404-00 Planning Report Date: October 24, 2016 PROPOSAL: Terminate Land Use Contract No. 320 to permit the existing underlying Zone to come into

More information

MINUTES PARK TOWNSHIP ZONING BOARD OF APPEALS Park Township Hall nd Street Holland, MI Regular Meeting September 28, :30 P.M.

MINUTES PARK TOWNSHIP ZONING BOARD OF APPEALS Park Township Hall nd Street Holland, MI Regular Meeting September 28, :30 P.M. MINUTES PARK TOWNSHIP ZONING BOARD OF APPEALS Park Township Hall 52 152 nd Street Holland, MI 49418 Regular Meeting September 28, 2015 6:30 P.M. DRAFT APPROVED COPY CALL TO ORDER: Chair Dreyer called to

More information

Chapter 15: Non-Conformities

Chapter 15: Non-Conformities Chapter 15: Non-Conformities Section 15.1 Purpose... 15-2 Section 15.2 Non-Conforming Vacant Lots... 15-2 Section 15.3 Non-Conforming Buildings or Structures... 15-3 Section 15.4 Non-Conforming Uses...

More information