STAFF REPORT FOR ANNEXATION AND ZONING. CASE NAME: Taylor Annexation and Zoning PC DATE: August 7, 2013

Save this PDF as:
 WORD  PNG  TXT  JPG

Size: px
Start display at page:

Download "STAFF REPORT FOR ANNEXATION AND ZONING. CASE NAME: Taylor Annexation and Zoning PC DATE: August 7, 2013"

Transcription

1 STAFF REPORT FOR ANNEATION AND ZONING ANNEATION CASE NO: A ZONING CASE NO: RZ REPORT DATE: July 30, 2013 CASE NAME: Taylor Annexation and Zoning PC DATE: August 7, 2013 ADDRESS OF PROPOSAL: 6900 West Lakeridge Road PROPERTY OWNER: Vernon F. Taylor Jr. Revocable Trust th Street Suite 1450 Denver, CO APPLICANT S CONSULTANTS: Eliot Hoyt, Design Workshop John Lambert, Lambert Land Consulting 1390 Lawrence Street 417 Whitcomb Street Denver, CO Fort Collins, CO REQUEST: To annex to the City of Lakewood a acre property owned by the Vernon F. Taylor Jr. Revocable Trust and to zone the property to One Acre Lot Residential (R-1-43). The owner is not proposing any further development or redevelopment of the property beyond the existing residential and agricultural uses at this time. CITY STAFF: Planning, Development Assistance Engineering, Development Assistance Property Management Mark N. Doering, Principal Planner Dieter Magin, Engineer Spencer Curtis, Right of Way Agent STAFF RECOMMENDATION: Recommend City Council approval of Annexation Case No. A and approval of Zoning Case No. RZ Mark N. Doering Principal Planner Travis Parker Planning Director CONTENTS OF THE REPORT: Report Detail Attachment A - Vicinity Map Attachment B - Zoning Map Attachment C - Request for Council Action to accept the Annexation Petition Attachment D - City Council Resolution to accept the Annexation Petition Attachment E - Annexation Map Attachment F - Concept Plan Attachment G - Neighborhood Meeting Summary Attachment H - Letters received from the public

2 Case Nos. A & RZ Page 2 of 11 I. SUMMARY OF REQUEST An application has been submitted to annex to the City of Lakewood a acre residential and agricultural property owned by the Vernon F. Taylor Jr. Revocable Trust and establish Residential One Acre Lot (R-1-43) zoning on the property. II. PROCESS Title 31, Article 12 of the Colorado Revised Statutes (the Annexation Statute) requires that any Petition for Annexation be presented to the City Council for acceptance in order to initiate the annexation proceedings. The Lakewood City Council voted to accept the applicant s Petition for Annexation at the Council s July 22, 2013 meeting. The Petition and related documentation is included in Attachments C and D. The Annexation Statute also requires that the City Council hold a public hearing on the proposed annexation no earlier than 30 days and no later than 60 days after the date of the acceptance of the Petition of Annexation, and that the annexed property be zoned within 90 days of being annexed into a city. The Planning Commission will hear the annexation and zoning requests to make a recommendation to Council. Thereafter, the City Council would hold its hearing on Monday, September 9, 2013, which is 49 days from the date of the acceptance of the request. The City Council will hear the zoning request at the same date as the annexation request. III. ZONING AND LAND USE Adjacent Zoning Designation Adjacent Land Uses North South East West R-2 in Lakewood R-1-43, R-1-6 and R-2 in Denver and R-MF in PUD in Jefferson County Single-family and Multifamily Residential Single-family and Multifamily Residential Lakewood Single-family and Multifamily Residential See Attachment A - Vicinity Map and Attachment B - Zoning Map. M-E-S, R-MF and R-1-6 in Lakewood Office, Multifamily and Religious Institution Existing Conditions: The acre property located at 6900 West Lakeridge Road contains residential and agricultural land uses. The property is comprised of four parcels of unsubdivided land and contains a primary residence and five caretaker s residences, along with several detached garages and agricultural buildings. The property also abuts Ward Reservoir Number 1 along its northeast property line. There are several areas used for agricultural purposes, a pond and two irrigation ditches on the property, as well as several areas that have primarily native vegetation. See the attached Attachment F Concept Plan for more information on the existing uses on the property. Development History: The primary residence was constructed on the property in Several caretaker s residences have subsequently been added to the property over the years. The acre property was excluded from the original Lakewood incorporation in 1969, while a separate lot owned by the applicant in the Fehlmann Subdivision Filing No. 1 to the south was incorporated into the City. That vacant lot is zoned R-2 (Two-Family and Small Lot Residential) and has been used to access the agricultural uses on the applicant s property from Vassar Avenue. It is not included in the annexation or zoning request.

3 Case Nos. A & RZ Page 3 of 11 IV. NOTICE AND AGENCY REVIEW The agencies listed below received a case referral. Notices for the Planning Commission hearing were mailed to residents and property owners within 500 feet and homeowner associations registered with the City within one-half mile of the subject property as required by the Lakewood Zoning Ordinance. A total of 585 notices were mailed. Comments received are discussed on the following pages. Agency Notification Referral Comments Sent Sent Received West Metro Fire Protection District Alameda Water & Sanitation District cel Energy CenturyLink Comcast Lakewood Police Department Jefferson County Planning & Zoning Denver Planning Department South Lakewood Business Association Thraemoor HOA Sister City Park Neighborhood Assn. Southern Gables Area HOA Westgate Improvement Assn. Greenbrier-Cloverdale HOA Calahan Awareness Group, Inc. Thraemoor Meadows, Inc. Ammons Park HOA Lakewood Pines HOA Lakewood Estates Patio HOA Charterwood HOA Forest Glen HOA, Inc. Thraemoor in the Park Townhomes West 6200 Jewell HOA Ward Lake Association, Inc. Property Owners within 500 feet Referral Agencies Comments: Comments received from Referral Agencies are listed below: Jefferson County Planning & Zoning The property is currently zoned as A-1 which requires a minimum lot size of 5 acres. The proposed zoning of R-1-43 requires a minimum lot size of 1 acre. The change in zoning is an increase in density; however, the County recognizes that the R-1-43 zone district is the City of Lakewood s least dense residential zone district. This property is within Area 4 of the County s South Plains Area Plan, which recommends 4 to 7 dwelling units per acre. The applicant has applied to the Alameda Water and Sanitation District for inclusion into the district boundaries for the three parcels (PINs , and ) that are outside of the estate parcel (PIN ).

4 Case Nos. A & RZ Page 4 of 11 In the case of future development on the site, the County requests that South Upham Street be connected through the subject property to Morrison Road. Jefferson County maps show the eastern portion of Wadsworth as unincorporated Jefferson County. The Annexation map and proposal should be updated to incorporate this portion of Wadsworth Boulevard. In case of future development on the site, the County requests a copy of the Phase III Drainage report for review. Per the Colorado Revised Statue , an Annexation Impact Report is required. Please have the report prepared for the review of the Board of County Commissioners 10 days prior to the hearing. Alameda Water and Sanitation The entire property of acres must complete inclusion into the Alameda Water and Sanitation District before the Alameda District will agree to the annexation of the property into the City of Lakewood. The District is currently working with Eliot Hoyt, Design Workshop, to complete the inclusion. cel Energy Public Service Company of Colorado (PSCo) has existing natural gas and electric distribution facilities within the areas indicated in this proposed rezone. Public Service Company has no objection to this proposed rezone, contingent upon PSCo s ability to maintain all existing rights and this amendment should not hinder the ability for future expansion, including all present and any future accommodations for natural gas transmission and electric transmission related facilities. PSCo has no objection to this annexation proposal and has requested that the City of Lakewood send cel Energy notification after approval of the proposed annexation has been finalized. Other Agencies The City and County of Denver and the West Metro Fire Protection District responded that they have no comments or concerns. No other comments were provided by outside review agencies. Staff Review of Referral Agencies Comments Jefferson County Planning & Zoning - The City has planned for the street connection from the Intersection of Morrison Road and Wadsworth Boulevard to South Upham Street as shown in the Green Gables Subdivision Filing No. 1 and will include that information on the annexation impact report that is required to be sent to the County prior to the annexation hearing by City Council. Alameda Water and Sanitation District - The applicant is working to complete the inclusion into the district, but that cannot happen until the District Board Meeting, scheduled for August 14, 2013, after the Planning Commission Hearing. The Board will hear the matter at that meeting and, if approved, the annexation can proceed to the regular City Council meeting scheduled for September 9, 2013 and still meet state requirements. Staff has added a condition of annexation that the District Board approves the inclusion prior to the City Council public hearing. cel Energy - Notice will be sent to cel Energy as requested if the annexation is approved. The Annexation Map has been reviewed by the Property Management Division for its boundary and that portion of Wadsworth Boulevard is within the City of Lakewood. Should any future development occur on the site, a copy of the drainage report will be forwarded to the County at that time.

5 Case Nos. A & RZ Page 5 of 11 The Annexation Impact Report for the property will be sent to the County as required by State Statutes, and that anticipated future road connection will be shown. Public Comments Received: As of the date of publication of the staff report, Staff has received three letters from two individuals within the 500 notification area surrounding the property. Those letters are enclosed with this report as Attachment H and are summarized below followed by staff responses. Should any additional comments be received prior to the hearing, they will be forwarded to the Planning Commission under separate cover. Summary of Public Comments The comments received relate to the impacts of any future development on roads and drainage patterns, impacts to wildlife and the amount of open space required should any development occur. Because development is not planned with the annexation and zoning applications, there will not be any impacts to the existing wildlife, drainage patterns or public road network. Should any development of the property occur once it is in the City, it will be evaluated by the City for mitigation of those impacts at that time. If the property remains in the County and is developed at a later date, the County would review those proposed impacts at that time. If the property owner seeks development of the property at a later date, they will have to subdivide the property and will be required to submit the appropriate engineering documents for the City to review, including street construction plans, drainage reports and storm water management plans. The City can consult with the Colorado Division of Wildlife to determine any impacts and possible mitigation efforts for the wildlife in the area, should development occur. Should the property be developed, the owner will be required to install the necessary road and drainage infrastructure to support the development, including replacing any damage to existing facilities caused during its construction. Open space will be required for any residential development subject to the requirements listed in Chapter 14 of the Lakewood Municipal Code. Summary of Neighborhood Meeting: A neighborhood meeting for the proposed annexation and rezoning was held on April 2, Approximately 80 individuals attended the meeting. Questions asked at the meeting related to proposed uses, the proposed density, developing similar to Green Gables to the north, and about water use on the property. The applicant responded by stating it is not seeking any development at this time and would like to continue the existing residential and agricultural uses on the property. Specifically, the applicant is not planning any additional development at this time other than the existing single-family home, the five caretaker s residences and agricultural outbuildings as shown on the concept plan. The applicant also responded that it had existing water services for the home from Alameda Water and Sanitation District and had water from two irrigation ditches and a well on the property. V. EVIDENCE AND CONCLUSIONS ANNEATION The property owner is proposing to annex and zone the property at 6900 W. Lakeridge Road. The Planning Commission is being asked to review the annexation request and zoning request to R-1-43 and make a recommendation on each to the City Council.

6 Case Nos. A & RZ Page 6 of 11 Annexation is a discretionary action on the part of the City. However, the City s Comprehensive Plan does provide guidance regarding annexations and compliance with certain state statutes is required as discussed below. 1. Conformance with the Lakewood Comprehensive Plan The Lakewood Comprehensive Plan provides guidance for annexation decisions. The Comprehensive Plan notes that financial benefit should not be the sole component of annexation analysis; social benefits and control of land uses should also be addressed. GOAL: ANNE AND GROW IN A MANNER CONSISTENT WITH THE GOALS AND POLICIES OF THIS COMPREHENSIVE PLAN. Policy: Approve only annexation proposals that are in conformance with the Lakewood Comprehensive Plan and other adopted plans. Policy: Consider annexing existing enclaves within the City s boundaries to achieve efficiency of services. The proposed Taylor Annexation conforms to the goals and policies of the Lakewood Comprehensive Plan. While the property is not technically an enclave surrounded by the City on all sides, it is adjacent to the City boundary on three sides. The annexation would complete the furthest expansion of the City in this area, as all other properties south of the property are either in Lakewood or in the City and County of Denver. The two properties to the north in Jefferson County would become an enclave of the County, entirely surrounded by Lakewood. The proposed zoning of the property would be identical to the City s zoning of the adjacent residential land to the east of the property within the City of Lakewood, which is the least dense zone district in the City. It allows for residential and agricultural land uses on a minimum of oneacre lots. The applicant is not proposing any development of the property with this annexation and zoning request. Once in the City, should the property owner ever develop the property further, it would be subject to the City s processes and Comprehensive Plan, instead of the Jefferson County development process and Comprehensive Plan. The property s inclusion into the City will achieve efficiencies of services by allowing the City to provide municipal services that it already provides on three sides of the property. While the property is already located within the West Metro Fire Protection District and R-1 School District, the City will provide police protection once it is annexed. 2. Conformance with the Three Mile Plan Section (1)(e) of the Colorado Revised Statutes places limits on municipalities which annex land by mandating that no annexation may take place that would have the effect of extending a municipal boundary more than three miles in any direction from any point of such municipal boundary in any one year. The proposed annexation would not extend the City s boundary more than three miles. The City s current Three Mile Plan consists of an introduction and description of the Three Mile Plan, various independent and applicable land use plans including the City of Lakewood Comprehensive Plan, the Jefferson County Comprehensive Master Plan, the South Plains Area

7 Case Nos. A & RZ Page 7 of 11 Plan, the Central Plains Area Plan, the North Plains Area Plan, the Central Mountains Community Plan, the Indian Hills Community Plan and the Conifer/285 Corridor Area Community Plan. The County has reorganized its plans into the Jefferson County Comprehensive Master Plan, with specific area plans covering different areas of the County. This property is now located within the South Plains Area Plan portion of the Jefferson County Comprehensive Master Plan. The Three Mile Plan also contains an explanation of how the plan addresses state requirements and an annexation area map. The proposed Taylor Annexation was evaluated based upon the goals of the applicable plans, the City of Lakewood Comprehensive Plan and the South Plains Area Plan and found to be in compliance. 3. Conformance with the Colorado Revised Statutes All annexations in the state of Colorado must comply with Title 31, Article 12 of the Colorado Revised Statutes (The Municipal Annexation Act of 1965). The statute regulates eligibility of property for annexation and specifies criteria to be used in evaluating and approving proposed annexations. Section of the Colorado Revised Statues (CRS) states that a property is eligible for annexation if a municipality has received a petition for the annexation of such area signed by persons comprising more than fifty percent of the landowners in the area and owning more than fifty percent of the area. The City received and accepted a petition from the Vernon F. Taylor Jr. Revocable Trust, as single owner of the entire property seeking annexation, at its City Council meeting on July 22, Section (a) of the CRS requires that at least one-sixth of the perimeter of the area proposed to be annexed be contiguous with the annexing municipality. The property s boundaries are contiguous with the City of Lakewood boundary for 6, feet of its 10, foot total exterior boundary (or 67 percent of its perimeter), as demonstrated on the Annexation Map in Attachment E, thereby meeting and exceeding the one-sixth contiguity requirement. Section (b) of the CRS requires that a community of interest exist between the area proposed to be annexed and the annexing municipality. In addition, the CRS requires that the property be urban or is expected to be urbanized in the near future, and that the property be determined to be integrated with or capable of being integrated with the annexing municipality. Because the area proposed to be annexed has the required one-sixth contiguity with the Lakewood, it meets the urbanization and integration requirements as allowed by the statute. Both the City of Lakewood and the property owner are interested in the annexation of the property to allow for any future development, should it occur, under the City s Comprehensive Plan and development processes. The property itself is located within an urbanized area. It is surrounded by urbanized lands on the west and south sides. The property to the north will soon be urbanized with the redevelopment of the former Green Gables Country Club into urbanized commercial and residential land uses. The applicant is seeking inclusion into the Alameda Water and Sanitation District for those areas not currently served by sewer and water. The applicant is working on finalizing the agreement with the District for inclusion and anticipates that it will be completed at the District s next board meeting on August 14, The property is integrated with the adjoining residential properties to the east that are already within the City. Its main vehicular access is through the existing private road, Lakeridge Road, through those properties to the east. Should the property be developed further, it is easily capable

8 Case Nos. A & RZ Page 8 of 11 of being integrated into the City s road network and adjoining land use pattern. Wadsworth Boulevard is the property s western boundary and would allow for any future integration into the City upon any future development of the property. Should further development occur, the connection from the intersection of Wadsworth Boulevard and Morrison Road to Upham Street in the Green Gables subdivision would be required. Section (e) of the CRS states that no annexation may take place that would have the effect of extending a municipal boundary more than three miles in any direction from any point of such municipal boundary in any one year. This annexation does not extend the municipal boundary more than three miles from its current boundary. VI. EVIDENCE AND CONCLUSIONS ZONING Zoning is also a discretionary action on the part of the City. The review criteria for zoning requests are outlined in Section A of the Lakewood Zoning Ordinance. Staff s analysis of the project against these standards is provided below in Section A. There are specific engineering standards that must be met, which are summarized in Section B below. A. Conformance with Standards for Zoning Criteria A. 1. The proposed rezoning promotes the purposes of this Zoning Ordinance as stated in Section The proposed zoning will promote the public health, safety and welfare of the citizens of the City of Lakewood. The proposed R-1-43 zone district will allow the existing residential and agricultural uses to remain on the property and would maintain that character and densities of the neighboring properties to the east. The R-1-43 zone district is the City s least dense residential zone district and it allows for agricultural uses including the existing horse-related uses such as the barns and paddocks. The proposed zoning will ensure the effective integration of development and redevelopment with surrounding land uses. The proposed residential and agricultural uses are compatible with the large lot single-family uses to the east, single-family to the south, and future single-family residential to the north. This site is adjacent to residentially zoned property with a variety of housing types, from single family residential on large one acre or larger properties in Lakewood to the east, the small lot single-family residential in Lakewood to the south, the multifamily to the southeast in Denver and Lakewood, or the future single-family and multifamily residential planned to the north in unincorporated Jefferson County. West of the site in the City of Lakewood, are multifamily residential and office properties. The property as it currently exists is most compatible with the zoning and land uses of those properties to the east that currently provide the only road connection (a private road) to the property. The proposed zoning will promote the orderly development and redevelopment of land within the City of Lakewood. It will allow development to be regulated by the City, as opposed to developing under the requirements and processes of Jefferson County. While the applicant is not proposing any development at this time, should any further development occur in the future, it will be evaluated with the City s Comprehensive Plan and development regulations in effect at that time.

9 Case Nos. A & RZ Page 9 of 11 Under the proposed zoning, the existing single-family residence on the property will continue to be a permitted use under the proposed R-1-43 zoning and the five existing caretaker s residences shown on the Concept Plan in Attachment F will become nonconforming. Those residences will be subject to the nonconforming use and building regulations in Article 12 of the Zoning Ordinance. Even with those residences remaining, the resulting density of one dwelling unit per twenty acres for the six total residences is still well below the maximum density of one dwelling unit per acre allowed in the R-1-43 zone district. 2. The proposed zoning is compatible with existing surrounding land uses or the land uses envisioned in the Comprehensive Plan. The proposed zoning will enhance the property and surrounding area by allowing uses that are compatible with the adjacent zone districts to the north, south and east. Height will be limited to a maximum of 35 feet, which is the allowed height of the adjacent single-family zone districts, including those proposed in the County to the north. The proposed density is equal to the properties to the east and is less than all of the existing or planned residential along the north, west and south sides of the property. 3. The proposed zoning meets at least one of the following: The zoning ordinance requires that one of the following three factors must exist. i. The proposed zoning promotes implementation of the Comprehensive Plan. Lakewood Comprehensive Plan The proposed zoning request meets the goals of the Lakewood Comprehensive Plan in that the existing residential and agricultural uses will interact well with the context of the area, utilize existing infrastructure and public services, and encourage aesthetic considerations in any further development. The proposed rezoning also supports Lakewood Comprehensive Plan goals relating to General Land Use and Residential. The proposal helps advance the goals of the Comprehensive Plan, which include: Plan and guide the City s development within well-defined urban growth boundaries. Annex and grow in a manner consistent with the goals and policies of this Comprehensive Plan. Promote infill development that interacts well with the character of adjoining neighborhoods. Encourage new residential development in appropriate locations relative to densities, needed services and other land uses. ii. There has been a material change in the character of the neighborhood or in the City generally, such that the proposed zoning would be in the public interest and consistent with the change. While there has not been a material change in the existing physical character of the property or the neighborhood, there will be a significant change to the adjoining property to the north. The existing Green Gables County Club, in unincorporated

10 Case Nos. A & RZ Page 10 of 11 Jefferson County, has ceased functioning as a golf course and is actively pursuing development of that property into single-family, multifamily residential and commercial land uses that will significantly change the character of the neighborhood once they are built. The property has been rezoned to Planned Unit Development in the County and is in the process of being subdivided for residential lots. The proposed zoning of the Taylor Property will allow the property to remain as it is currently being used for residential and agricultural land uses, but will allow the City to determine what zoning and uses will be allowed on the property in the future, as opposed to being regulated by Jefferson County. iii. The property was zoned in error. Not applicable. B. Engineering Analysis. Because the applicant is not proposing any development with this zoning application, no Preliminary Drainage Report, Preliminary Street Construction Plans or Traffic Study were required. Those plans and reports will be reviewed at the appropriate time should any additional development occur on the property in the future. VII. FINDINGS OF FACT - ANNEATION Based upon the information and materials provided in the staff report and testimony presented during the public hearing, staff supports the annexation request. Therefore, the City of Lakewood staff recommends that the Planning Commission find that: a. The property owner, Vernon F. Taylor Jr. Revocable Trust, has initiated annexation proceedings in accordance with law for that property known as the Taylor Annexation; and b. Notice of the Public Hearing as required by the Lakewood Zoning Ordinance was published in a newspaper of general circulation; and c. Notice of the Public Hearing occurred as required by the Lakewood Zoning Ordinance to the fee owners of property and residents within 500 feet and to neighborhood associations, registered with the City within ½ mile of the property proposed to be annexed; and d. Notice of the Public Hearing was posted on the subject property as required by the Lakewood Zoning Ordinance; and e. The request was reviewed by the appropriate referral agencies; and f. The proposal is consistent with the goals of the Comprehensive Plan; and g. The proposal complies with the provisions of Title 31, Article 12 of the Colorado Revised Statutes. AND That the Planning Commission adopts the findings of fact as presented in the staff report and

11 Case Nos. A & RZ Page 11 of 11 recommend City Council APPROVE Annexation Case No. A , with the following condition: 1. The applicant shall complete the inclusion agreement with the Alameda Water and Sanitation District prior to the public hearing before the City Council. FINDINGS OF FACT - ZONING Based upon the information and materials provided by the applicant, the neighborhood, and this staff report, staff supports the zoning request. Therefore, the City of Lakewood staff recommends that the Planning Commission find that: a. The property owner, Vernon F. Taylor Jr. Revocable Trust, is proposing to zone the property to One Acre Lot Residential (R-1-43); and b. This site conforms to the proposed R-1-43 zone district development standards, as evidenced within this staff report for the property; and c. Notice of the Public Hearing was provided in a timely manner to the fee owners of property and residents within 500 feet and registered neighborhood organizations within one-half mile as required by the Lakewood Zoning Ordinance; and d. Notice was published in full in an official newspaper in the City at least six days prior to the hearing; and e. Notice of the Public Hearing was posted on the subject property as required by the Lakewood Zoning Ordinance; and f. The request was reviewed by the appropriate referral agencies; and As required by Section REVIEW CRITERIA FOR INITIAL ZONING AND REZONING the Planning Commission finds that: g. The proposed zoning promotes the purposes of this Zoning Ordinance as stated in Section of the Lakewood Zoning Ordinance; and h. The proposed zoning is compatible with existing surrounding land uses or the land uses envisioned in the Comprehensive Plan; and i. The proposed zoning promotes implementation of the Comprehensive Plan. AND The Planning Commission adopts the findings of fact presented in the staff report and recommends that the City Council APPROVE Rezoning Case No. RZ Cc: Case Files A and RZ Eliot Hoyt, Applicant s Representative S:\Development Review\Cases\DAT13\A W LAKERIDGE RD\PC HEARING\FINAL STAFF REPORT.docx

STAFF REPORT FOR MAJOR SUBDIVISION

STAFF REPORT FOR MAJOR SUBDIVISION STAFF REPORT FOR MAJOR SUBDIVISION FINAL PLAT CASE NO. FA-12-002 HEARING DATE: September 5, 2012 CASE NAME: Solterra Subdivision Filing No. 12 PROCEDURE: Planning Commission ADDRESS OF MAJOR SUBDIVISION

More information

STAFF REPORT FOR MAJOR SUBDIVISION

STAFF REPORT FOR MAJOR SUBDIVISION STAFF REPORT FOR MAJOR SUBDIVISION FINAL PLAT CASE NO. FA-14-001 HEARING DATE: January 6, 2016 CASE NAME: Solterra Subdivision Filing No. 16 PROCEDURE: Planning Commission ADDRESS OF MAJOR SUBDIVISION

More information

PLANNING AND ZONING DEPARTMENT

PLANNING AND ZONING DEPARTMENT Town of Minturn Development Review Process: Guide To Planned Unit Developments (Concept Plan) This guide describes the Planned Unit Development Process. This guide should be utilized in conjunction with

More information

CITY PLANNING COMMISSION AGENDA ITEM NOS: B.1-B.3 STAFF: MEGGAN HERINGTON

CITY PLANNING COMMISSION AGENDA ITEM NOS: B.1-B.3 STAFF: MEGGAN HERINGTON Page 17 CITY PLANNING COMMISSION AGENDA ITEM NOS: B.1-B.3 STAFF: MEGGAN HERINGTON FILE NO(S): CPC MP 87-00381-A13MN14 QUASI-JUDICIAL CPC PUZ 14-00101 QUASI-JUDICIAL CPC PUP 05-00139-A1MJ14 QUASI-JUDICIAL

More information

O-I (Office-Institutional) and AG-1(Agricultural)

O-I (Office-Institutional) and AG-1(Agricultural) PROPERTY INFORMATION ADDRESS 3503 and 3505 Bethany Bend DISTRICT, LAND LOTS 2/1 973 and 974 OVERLAY DISTRICT State Route 9 PETITION NUMBERS EXISTING ZONING O-I (Office-Institutional) and AG-1(Agricultural)

More information

Pueblo Regional Development Plan, Addendum

Pueblo Regional Development Plan, Addendum Pueblo Regional Development Plan, Addendum August 2014 Table of Contents Factual Foundation.1 Land Demand Analysis....1 Population Trends 2 Housing Trends..3 Employment Trends 4 Future Land Demand Summary.5

More information

VILLAGE OF ORLAND PARK

VILLAGE OF ORLAND PARK 14700 Ravinia Avenue Orland Park, IL 60462 www.orlandpark.org Ordinance No: File Number: 2016-0865 ORDINANCE REZONING CERTAIN REAL ESTATE FROM E-1 ESTATE RESIDENTIAL DISTRICT TO COR MIXED USE DISTRICT

More information

PLANNING COMMISSION COMMUNICATION

PLANNING COMMISSION COMMUNICATION PLANNING COMMISSION COMMUNICATION Meeting Date: September 17 th, 2013 Presented by: Matt Blakely Owner: Applicant: Jamie and Brandon Bohn Jamie Bohn Item: Conditional Use Permit for a Family Child Care

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

ZONING AMENDMENT & PLANNED UNIT DEVELOPMENT STAFF REPORT Date: June 7, 2012

ZONING AMENDMENT & PLANNED UNIT DEVELOPMENT STAFF REPORT Date: June 7, 2012 ZONING AMENDMENT & PLANNED UNIT DEVELOPMENT STAFF REPORT Date: June 7, 2012 NAME DEVELOPMENT NAME LOCATION Mayo Blackmon Mayo Blackmon 1446 Navco Road & 2452 McLaughlin Drive. (North side of McLaughlin

More information

CITY PLANNING COMMISSION AGENDA ITEM NOS: 15,16,17,18,19 STAFF: PATRICIA PARISH

CITY PLANNING COMMISSION AGENDA ITEM NOS: 15,16,17,18,19 STAFF: PATRICIA PARISH Page 185 CITY PLANNING COMMISSION AGENDA ITEM NOS: 15,16,17,18,19 STAFF: PATRICIA PARISH FILE NOS: CPC A 05-00193 LEGISLATIVE CPC ZC 05-00194 LEGISLATIVE CPC ZC 05-00195 LEGISLATIVE CPC CP 05-00196 QUASI-JUDICIAL

More information

PLANNED UNIT DEVELOPMENT (PUD) AREA PLAN/REZONING REVIEW PROCEDURE

PLANNED UNIT DEVELOPMENT (PUD) AREA PLAN/REZONING REVIEW PROCEDURE PLANNED UNIT DEVELOPMENT (PUD) AREA PLAN/REZONING REVIEW PROCEDURE Professional inquiries will be made to our Township Planning Consultant, Township Engineer, and Township Attorney to get their opinions

More information

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

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

More information

Strathcona County Municipal Policy Handbook. Last Review Date: May 21, 2013 Next Review Date: 05/2016

Strathcona County Municipal Policy Handbook. Last Review Date: May 21, 2013 Next Review Date: 05/2016 SER-008-019 Strathcona County Municipal Policy Handbook Conceptual Schemes Date of Approval by Council: 09/28/04; 05/08/2007; 05/21/2013 Resolution No: 786/2004; 386/2007; 314/2013 Lead Role: Chief Commissioner

More information

Guide to Combined Preliminary and Final Plats

Guide to Combined Preliminary and Final Plats Guide to Combined Preliminary and Final Plats Introduction The Douglas County is committed to providing open, transparent application processes to the public. This Guide is provided to assist anyone interested

More information

PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION

PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION Application No.: PDD/R-2015-00755 Application Name: Providence Living in Delray Beach Control No.: 2005-00506 Applicant: Providence

More information

Ordinance No. 04 Series of 2013 RECITALS

Ordinance No. 04 Series of 2013 RECITALS AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF BASALT, COLORADO, APPROVING AMENDMENTS TO PORTIONS OF CHAPTER 16, ZONING, OF THE MUNICIPAL CODE OF THE TOWN OF BASALT, COLORADO, CREATING A NEW R-4 MIXED

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

UNIFORM RULE 5. Administration of Williamson Act Contracts

UNIFORM RULE 5. Administration of Williamson Act Contracts UNIFORM RULE 5 Administration of Williamson Act Contracts I. PROCEDURE TO ESTABLISH AN AGRICULTURAL PRESERVE AND WILLIAMSON ACT CONTRACT See Appendices 1 and 2 for the following forms: Application Form

More information

Planning Commission Hearing Date: 2/21/2017 Board of County Commissioners Hearing Date: 3/8/2017

Planning Commission Hearing Date: 2/21/2017 Board of County Commissioners Hearing Date: 3/8/2017 COMMISSIONERS: DARRYL GLENN (PRESIDENT) MARK WALLER (PRESIDENT PRO TEMPORE) STAN VANDERWERF LONGINOS GONZALEZ PEGGY LITTLETON PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CRAIG DOSSEY, EXECUTIVE DIRECTOR

More information

City of Peachtree City. Annexation Review Process

City of Peachtree City. Annexation Review Process City of Peachtree City Annexation Review Process Page 1 Annexation Review Process Step One: Initial annexation information The following information is to be completed by the property owner and/ or their

More information

Village of Glenview Zoning Board of Appeals

Village of Glenview Zoning Board of Appeals Village of Glenview Zoning Board of Appeals STAFF REPORT December 7, 2015 TO: Chairman and Zoning Board of Appeals Commissioners FROM: Community Development Department CASE #: Z2015-049 LOCATION: PROJECT

More information

ARTICLE B ZONING DISTRICTS

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

More information

PLANNED UNIT DEVELOPMENT (PUD)

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

More information

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

Neighborhood Meeting

Neighborhood Meeting Neighborhood Meeting The City of Arvada promotes citizen participation in the development review process. Neighborhood meetings are required for annexations, rezoning, preliminary subdivision, planned

More information

RM18 RS9 RM12 RS9 !( S DOCKET #: W3120 PROPOSED ZONING: GB-L EXISTING ZONING: HB-S. PETITIONER: Bank of North Carolina for property owned by Same

RM18 RS9 RM12 RS9 !( S DOCKET #: W3120 PROPOSED ZONING: GB-L EXISTING ZONING: HB-S. PETITIONER: Bank of North Carolina for property owned by Same DELANE DR DOCKET #: W3120 RM18 BARRY ST PROPOSED ZONING: GB-L RS9 EXISTING ZONING: HB-S IP OLD GREENSBORO RD WALES ST DENVER ST GEORGE BIG REDD CT LOUISE WILSON LN RM12!(DS MOSES LUCAS CT 585' 627' HB-S

More information

To: Planning and Zoning Commission Anna Bertanzetti, Planning Director Alice Hanson, Senior Planner

To: Planning and Zoning Commission Anna Bertanzetti, Planning Director Alice Hanson, Senior Planner To: Planning and Zoning Commission From: Anna Bertanzetti, Planning Director Alice Hanson, Senior Planner Meeting Date Agenda Category Agenda Item # June 26, 2017 Business 4.b 1. Public Hearing on a Proposed

More information

YELLOWSTONE COUNTY BOARD OF PLANNING FINDINGS OF FACT

YELLOWSTONE COUNTY BOARD OF PLANNING FINDINGS OF FACT YELLOWSTONE COUNTY BOARD OF PLANNING FINDINGS OF FACT The City-County Planning staff has prepared the Findings of Fact for the Aspen Ridge Subdivision, 2 nd Filing. These findings are based on the preliminary

More information

Town of Cary, North Carolina Rezoning Staff Report 13-REZ-13 An Zou Property Town Council Meeting November 21, 2013

Town of Cary, North Carolina Rezoning Staff Report 13-REZ-13 An Zou Property Town Council Meeting November 21, 2013 Town of Cary, North Carolina Rezoning Staff Report 13-REZ-13 An Zou Property Town Council Meeting November 21, 2013 REQUEST To amend the Town of Cary Official Zoning Map by rezoning 0.63 acres located

More information

Guide to Minor Developments

Guide to Minor Developments Guide to Minor Developments Introduction The Douglas County (DCD) is committed to providing open, transparent application processes to the public. This Guide is provided to assist anyone interested in

More information

Re: Case # ZP Preplanning Application for 8 townhomes at 1526 Ingalls Street in Lakewood, CO.

Re: Case # ZP Preplanning Application for 8 townhomes at 1526 Ingalls Street in Lakewood, CO. Planning Department Civic Center North 480 South Allison Parkway Lakewood, Colorado 80226-3127 303.987.7505 303.987.7057 TTY/TDD Lakewood.org/Planning February 27, 2017 Nathan Taylor 601 S Jason Street

More information

PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION

PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION Application No.: Z-2016-00663 Application Name: Autism School Control No.: 2014-00133 Applicant: Dayna2, LLC Owners: Dayna2, LLC

More information

PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION

PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION Application No.: ABN/Z-2015-00333 Application Name: PBIA Properties Rezoning Control No.: 2008-00362 Applicant: Palm Beach County

More information

NEIGHBORHOOD MEETING

NEIGHBORHOOD MEETING NEIGHBORHOOD MEETING Community Development Department 8101 Ralston Road Arvada, Colorado 80002 NEIGHBORHOOD MEETINGS The City of Arvada promotes citizen participation in the development review process.

More information

CITY OF ESCONDIDO ANNEXATION GUIDE

CITY OF ESCONDIDO ANNEXATION GUIDE CITY OF ESCONDIDO ANNEXATION GUIDE A. PURPOSE The purpose of this document is to provide information on the process and procedure of annexation to the City of Escondido and to answer basic questions regarding

More information

PLANNING COMMISSION REPORT Regular Agenda Public Hearing Item

PLANNING COMMISSION REPORT Regular Agenda Public Hearing Item PC Staff Report 10/21/2013 Item No. 3B - 1 PC Staff Report 10/21/2013 ITEM NO. 3B: PLANNING COMMISSION REPORT Regular Agenda Public Hearing Item A TO CR- FP; 8.4 ACRES; 1900 W. 31 st STREET (SLD) : Consider

More information

Planning and Zoning Staff Report JT Ventures, LLC Staging Area, CU-PH

Planning and Zoning Staff Report JT Ventures, LLC Staging Area, CU-PH Planning and Zoning Staff Report JT Ventures, LLC Staging Area, CU-PH2016-60 Hearing Date: December 15, 2016 Development Services Department Applicant: JT Ventures, LLC Jason Stewart and Tony Brown Staff:

More information

SECTION 16. "PUD" PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT

SECTION 16. PUD PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT SECTION 6. "PUD" PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT Subsection. Purpose. This district is established to achieve the coordinated integration of land parcels and large commercial and retail establishments

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

APPLICATION PROCESSING. CHECK WITH STAFF - Development Services Staff will explain the requirements and procedures to you.

APPLICATION PROCESSING. CHECK WITH STAFF - Development Services Staff will explain the requirements and procedures to you. PLANNED DEVELOPMENT ZONE 1810 E. HAZELTON AVENUE, STOCKTON CA 95205 BUSINESS PHONE: (209) 468-3121 Business Hours: 8:00 a.m. to 5:00 p.m. (Monday through Friday) STEP 1 STEP 2 FEE FORM DEED SERVICES APPLICATION

More information

Urban Services Report For Annexation of East Lake Area

Urban Services Report For Annexation of East Lake Area Urban Services Report For Annexation of East Lake Area Prepared Pursuant to: Chapter 171.044 Florida Statutes And Pinellas Planning Council Resolution No.98-2 And meeting the Guidelines and Procedures

More information

Town of Brookeville Zoning Ordinance

Town of Brookeville Zoning Ordinance Town of Brookeville Zoning Ordinance Article I. In General Section 10-101. Purpose: The Town of Brookeville has been included on the National Register of Historic Places since 1979 and designated as an

More information

Town of Cary, North Carolina Rezoning Staff Report 14-REZ-02 Cary Oaks Subdivision Town Council Meeting June 12, 2014

Town of Cary, North Carolina Rezoning Staff Report 14-REZ-02 Cary Oaks Subdivision Town Council Meeting June 12, 2014 Town of Cary, North Carolina Rezoning Staff Report 14-REZ-02 Cary Oaks Subdivision Town Council Meeting June 12, 2014 REQUEST To Amend the Town of Cary Official Zoning Map to apply initial Cary zoning

More information

APPLICATION FOR PUBLIC HEARING FOR:

APPLICATION FOR PUBLIC HEARING FOR: APPLICATION FOR PUBLIC HEARING FOR: AMENDMENT TO PUD (PUDA) PUD REZONE (PUDZ) PUD TO PUD REZONE (PUDZ-A) PETITION NO PROJECT NAME DATE PROCESSED To be completed by staff APPLICANT INFORMATION NAME OF APPLICANT(S)

More information

FINDINGS OF FACT. Page 1 of 8

FINDINGS OF FACT. Page 1 of 8 FINDINGS OF FACT The City/County Planning staff has prepared the Findings of Fact for the Emerald View Park Subdivision, Amended Lot 1A, Block 3. These findings are based on the preliminary plat application

More information

New Millennium Senior Living Communities, LLC

New Millennium Senior Living Communities, LLC Applicant Property Owners Baylake Limited Partnership, W. Heywood Fralin 2012 Revocable Trust, W. Heywood Fralin Irrevocable Children s Trust, & Karen Holly Waldron Trust Public Hearing August 9, 2017

More information

FLATHEAD COUNTY PLANNING AND ZONING OFFICE WHITEFISH AREA ZONING DISTRICT REQUEST FOR ESTABLISHMENT OF A ZONING DISTRICT

FLATHEAD COUNTY PLANNING AND ZONING OFFICE WHITEFISH AREA ZONING DISTRICT REQUEST FOR ESTABLISHMENT OF A ZONING DISTRICT FLATHEAD COUNTY PLANNING AND ZONING OFFICE WHITEFISH AREA ZONING DISTRICT REQUEST FOR ESTABLISHMENT OF A ZONING DISTRICT STAFF REPORT #FZD-08-02 DECEMBER 1, 2008 A report to the Flathead County Planning

More information

ATTACHMENT 1 - VICINITY MAP 6206 W ALAMEDA AVENUE, LAKEWOOD, COLORADO

ATTACHMENT 1 - VICINITY MAP 6206 W ALAMEDA AVENUE, LAKEWOOD, COLORADO ATTACHMENT 1 - VICINITY MAP 6206 W ALAMEDA AVENUE, LAKEWOOD, COLORADO ATTACHMENT 2: ZONING MAP 6206 W ALAMEDA AVENUE, LAKEWOOD, COLORADO Detailed Written Description Project: Alameda Self Storage Project

More information

CITY OF LEBANON RUSSELL DRIVE AREA MIXED USE NEIGHBORHOOD CENTER FINAL IMPLEMENTATION PLAN

CITY OF LEBANON RUSSELL DRIVE AREA MIXED USE NEIGHBORHOOD CENTER FINAL IMPLEMENTATION PLAN CITY OF LEBANON RUSSELL DRIVE AREA MIXED USE NEIGHBORHOOD CENTER FINAL IMPLEMENTATION PLAN TGM Contract 2G-01 #22425 Deliverable 15.5 Prepared by: Satre Associates, P.C. Planners, Landscape Architects,

More information

PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION

PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION Application No.: W-2014-00288 Application Name: O Reilly Auto Parts Control No.: 2013-00286 Applicant: Hutton Growth Blue Sky

More information

MOBILE HOME PARK ORDINANCE OF THE TOWN OF LIVERMORE FALLS

MOBILE HOME PARK ORDINANCE OF THE TOWN OF LIVERMORE FALLS 1 Section I. TITLE MOBILE HOME PARK ORDINANCE OF THE TOWN OF LIVERMORE FALLS This ordinance shall be known and cited as the Mobile Home Park Ordinance of the Town of Livermore Falls, Maine. Section II.

More information

A favorable recommendation to the City Council is requested.

A favorable recommendation to the City Council is requested. To: Sycamore Plan Commission From: Brian Gregory, City Manager Date: November 9, 2017 Re: November 13, 2017 Plan Commission Meeting The Plan Commission has one action item and three workshop items. I.

More information

THE SUBDIVISION AND LAND DEVELOPMENT REVIEW PROCESS

THE SUBDIVISION AND LAND DEVELOPMENT REVIEW PROCESS THE SUBDIVISION AND LAND DEVELOPMENT REVIEW PROCESS INTRODUCTION: Howard County Subdivision and Land Development Regulations are intended to promote the health, safety and general welfare of County residents.

More information

Agenda Item No. 6B May 9, Honorable Mayor and City Council Attention: Jeremy Craig, Interim City Manager

Agenda Item No. 6B May 9, Honorable Mayor and City Council Attention: Jeremy Craig, Interim City Manager Agenda Item No. 6B May 9, 2017 TO: FROM: SUBJECT: Honorable Mayor and City Council Attention: Jeremy Craig, Interim City Manager Barton Brierley, AICP, Community Development Director (Staff Contact: Barton

More information

TOWN OF MARANA, ARIZONA LAND DEVELOPMENT CODE TITLE 5 ZONING

TOWN OF MARANA, ARIZONA LAND DEVELOPMENT CODE TITLE 5 ZONING SECTIONS: TITLE 5 ZONING 05.01 Establishment of Zones 05.02 Regulations Within Zones A-E 05.03 Significant Land Use Change (Applies only to Zones A-E) 05.04 [Reserved] 05.05 [Reserved] 05.05.08 Manufactured

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

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

M E M O R A N D U M. Meeting Date: October 23, Item No. F-1. Planning and Zoning Commission. Daniel Turner, Planner I

M E M O R A N D U M. Meeting Date: October 23, Item No. F-1. Planning and Zoning Commission. Daniel Turner, Planner I M E M O R A N D U M Meeting Date: October 23, 2017 Item No. F-1 To: From: Subject: Planning and Zoning Commission Daniel Turner, Planner I PUBLIC HEARING: Consider a recommendation of a of Planned Development

More information

SUBURBAN AND URBAN RESIDENTIAL LAND USE

SUBURBAN AND URBAN RESIDENTIAL LAND USE SUBURBAN AND URBAN RESIDENTIAL LAND USE GOAL 1 DISCOURAGE URBAN AND SUBURBAN DEVELOPMENT OUTSIDE INCORPORATED AREAS IN WHITMAN COUNTY, EXCEPT WITHIN DESIGNATED UNINCORPORATED COMMUNITIES, AND THOSE AREAS

More information

PINELLAS COUNTY REAL ESTATE MANAGEMENT DEPARTMENT REAL PROPERTY DIVISION

PINELLAS COUNTY REAL ESTATE MANAGEMENT DEPARTMENT REAL PROPERTY DIVISION PINELLAS COUNTY REAL ESTATE MANAGEMENT DEPARTMENT REAL PROPERTY DIVISION Application Process and Guidelines for Preparing to File a Petition to Release for: Easements, Roads, Right-of -Ways, or Alleys

More information

DOUGLAS COUNTY ADMINISTRATIVE POLICIES AND PROCEDURES

DOUGLAS COUNTY ADMINISTRATIVE POLICIES AND PROCEDURES DOUGLAS COUNTY ADMINISTRATIVE POLICIES AND PROCEDURES TITLE County Assisted Paving Project (CAPP) Gravel Road Paving Assistance POLICY CUSTODIAN Approval Date April 16, 2014 Revision Date April 30, 2014

More information

TREASURE COAST REGIONAL PLANNING COUNCIL M E M O R A N D U M

TREASURE COAST REGIONAL PLANNING COUNCIL M E M O R A N D U M TREASURE COAST REGIONAL PLANNING COUNCIL M E M O R A N D U M To: Council Members AGENDA ITEM 5F From: Date: Subject: Staff July 16, 2010 Council Meeting Local Government Comprehensive Plan Review Draft

More information

ZONING VARIANCES - ADMINISTRATIVE

ZONING VARIANCES - ADMINISTRATIVE Planning Department 200 W. Oak Street 3 rd Floor Fort Collins, CO 80521 970-498-7683 www.larimer.org/planning ZONING VARIANCES - ADMINISTRATIVE The submittal requirements listed in this packet are intended

More information

1101 Washington Avenue Fredericksburg, VA 22401

1101 Washington Avenue Fredericksburg, VA 22401 1 Board of Supervisors Robert Bob Thomas, Jr., Chairman Laura A. Sellers, Vice Chairman Meg Bohmke Jack R. Cavalier Wendy E. Maurer Paul V. Milde, III Gary F. Snellings December 14, 2016 C. Douglas Barnes

More information

Annexation Policy Plan of the City of Logan, Utah

Annexation Policy Plan of the City of Logan, Utah Annexation Policy Plan of the City of Logan, Utah July 2007 In order to provide a geographical boundary to permit long term, comprehensive planning and growth for the City of Logan, this plan establishes

More information

EXHIBIT A: Proposed Ordinance CPC-2016-1245-CA May 12, 2016 Exhibit A CPC 2016 1245 CA ORDINANCE NO. An ordinance repealing Subsections 12.24.W.43 and 12.24.W.44 of Chapter 1 of the Los Angeles Municipal

More information

ZONING ORDINANCE: OPEN SPACE COMMUNITY. Hamburg Township, MI

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

More information

SECTION PLANNED RESIDENTIAL UNIT DEVELOPMENT

SECTION PLANNED RESIDENTIAL UNIT DEVELOPMENT SECTION 1609. PLANNED RESIDENTIAL UNIT DEVELOPMENT It is the purpose of this section to encourage more imaginative and livable housing environments within the Residential Districts, as noted, through a

More information

FILING REQUIREMENTS FOR SUBMITTING APPLICATIONS

FILING REQUIREMENTS FOR SUBMITTING APPLICATIONS S T A N I S L A U S L A F C O Stanislaus Local Agency Formation Commission 1010 10th Street, 3 rd Floor Modesto, CA 95354 (209) 525-7660 FAX (209) 525-7643 www.stanislauslafco.org FILING REQUIREMENTS FOR

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

MEETING MINUTES GRAND HAVEN CHARTER TOWNSHIP PLANNING COMMISSION APRIL 18, 2016

MEETING MINUTES GRAND HAVEN CHARTER TOWNSHIP PLANNING COMMISSION APRIL 18, 2016 MEETING MINUTES GRAND HAVEN CHARTER TOWNSHIP PLANNING COMMISSION APRIL 18, 2016 I. CALL TO ORDER Kantrovich called the meeting of the Grand Haven Charter Township Planning Commission to order at 7:30 p.m.

More information

PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION. ZONING COMMISSION VARIANCE STAFF REPORT February 07, 2013

PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION. ZONING COMMISSION VARIANCE STAFF REPORT February 07, 2013 PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION ZONING COMMISSION VARIANCE STAFF REPORT February 07, 2013 APPLICATION NO. CODE SECTION REQUIRED PROPOSED VARIANCE ZV-2012-03383

More information

Planning & Zoning Commission

Planning & Zoning Commission Zoning Change 13-03 (FM 646) Planning & Zoning Commission Planning & Development Department June 3, 2013 Request Permitted Uses Rezone approximately 24.89 acres of undeveloped land from RSF-7 (Residential

More information

RECOMMENDATION(S) OF THE CALGARY PLANNING COMMISSION

RECOMMENDATION(S) OF THE CALGARY PLANNING COMMISSION Page 1 of 11 EXECUTIVE SUMMARY This land use amendment application seeks to redesignate a single residential parcel from R-C1 to R-C1s to allow for a secondary suite. The site contains an existing secondary

More information

KNOXVILLE/KNOX COUNTY METROPOLITAN PLANNING COMMISSION PLAN AMENDMENT/REZONING REPORT

KNOXVILLE/KNOX COUNTY METROPOLITAN PLANNING COMMISSION PLAN AMENDMENT/REZONING REPORT KNOXVILLE/KNOX COUNTY METROPOLITAN PLANNING COMMISSION PLAN AMENDMENT/REZONING REPORT FILE #: 4-G-12-RZ 4-C-12-SP AGENDA ITEM #: 27 AGENDA DATE: 5/10/2012 POSTPONEMENT(S): 4/12/12 APPLICANT: OWNER(S):

More information

CITY AND BOROUGH OF SITKA PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT BED AND BREAKFAST

CITY AND BOROUGH OF SITKA PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT BED AND BREAKFAST CITY AND BOROUGH OF SITKA PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT BED AND BREAKFAST BED AND BREAKFAST WHAT? A bed and breakfast is the rental of rooms within an owner-occupied dwelling unit to transient

More information

LOT LINE ADJUSTMENT APPLICATION GUIDE (BCC , ET SEQ.)

LOT LINE ADJUSTMENT APPLICATION GUIDE (BCC , ET SEQ.) Butte County Department of Development Services PERMIT CENTER 7 County Center Drive, Oroville, CA 95965 Planning Division Phone 530.552.3701 Fax 530.538.7785 Email dsplanning@buttecounty.net FORM NO PLG-02

More information

ARTICLE IV DISTRICT REGULATIONS

ARTICLE IV DISTRICT REGULATIONS PART 1. RESIDENTIAL DISTRICTS 4-101. RS. Single-Family Residential Suburban District. The RS District is designed for single-family dwellings, and compatible uses, at a density no greater than one dwelling

More information

CITY OF LA CROSSE, WISCONSIN CITY PLAN COMMISSION REPORT December 2, 2013

CITY OF LA CROSSE, WISCONSIN CITY PLAN COMMISSION REPORT December 2, 2013 AGENDA ITEM - PC2013-12-02-02 CITY OF LA CROSSE, WISCONSIN CITY PLAN COMMISSION REPORT December 2, 2013 Application of Turtle Stack Brewery LLC for a Conditional Use Permit allowing for a craft brewery

More information

B. The proposed parcel(s) of land shall be in compliance with the current zoning requirements.

B. The proposed parcel(s) of land shall be in compliance with the current zoning requirements. SECTION 14-900 SUBDIVISION EXEMPTION 14-901 INTENT To establish criteria and a review process whereby the Board of County Commissioners may grant Exemptions from the definition of the terms subdivision

More information

Parcel Map Review Committee Staff Report Meeting Date: March 12, 2015

Parcel Map Review Committee Staff Report Meeting Date: March 12, 2015 Subject: Applicant(s): Agenda Item Number: Parcel Map Review Committee Staff Report Meeting Date: March 12, 2015 Parcel Map Case Number William and Maryanne Paganetti 7B Project Summary: Dividing a 14.2

More information

STAFF RECOMMENDATION

STAFF RECOMMENDATION Snohomish County STAFF RECOMMENDATION Planning & Development Services Commercial/Land Use Division Project File Number: 06-126088-000-00-LU Tax Acct. Number: 270516-003-043-00 Hearing Date: July 18, 2007

More information

ROARING FORK CLUB CABINS FREQUENTLY ASKED QUESTIONS August 28, 2017

ROARING FORK CLUB CABINS FREQUENTLY ASKED QUESTIONS August 28, 2017 ROARING FORK CLUB CABINS 52-64 FREQUENTLY ASKED QUESTIONS August 28, 2017 What is the Roaring Fork Club Cabins 52-64 project? Earlier this year, the Roaring Fork Club Board of Directors and Partners approved

More information

PINELLAS COUNTY REAL PROPERTY DIVISION

PINELLAS COUNTY REAL PROPERTY DIVISION PINELLAS COUNTY REAL PROPERTY DIVISION APPLICATION GUIDELINES FOR PREPARING TO FILE A PETITION TO VACATE A PLAT OR A PORTION OF PLAT (EASEMENTS, LOT LINES OR OTHER THAN ROADS, RIGHT OF WAYS, OR ALLEYS)

More information

Jim and Kathryn Latsis 1683 South Uinta Way and 8875 E. Mexico Dr. Denver, CO 80231

Jim and Kathryn Latsis 1683 South Uinta Way and 8875 E. Mexico Dr. Denver, CO 80231 August 12, 2016 Mary Oleson 1739 South Uinta Way Jim and Kathryn Latsis 1683 South Uinta Way and 8875 E. Mexico Dr. Will and Lois MacPhee 1593 South Uinta Way Re: Sub Area Plan Amendment for 1739 South

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

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

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

More information

PLANNING SUBMISSION & CLAUSE 56 ASSESSMENT RESIDENTIAL SUBDIVISION OF LAND 1525 POUND ROAD, CLYDE NORTH (LOT 2 PS F, SIENNA PARK ESTATE)

PLANNING SUBMISSION & CLAUSE 56 ASSESSMENT RESIDENTIAL SUBDIVISION OF LAND 1525 POUND ROAD, CLYDE NORTH (LOT 2 PS F, SIENNA PARK ESTATE) PLANNING SUBMISSION & CLAUSE 56 ASSESSMENT RESIDENTIAL SUBDIVISION OF LAND 1525 POUND ROAD, CLYDE NORTH (LOT 2 PS 327975F, SIENNA PARK ESTATE) DFC (PROJECT MANAGEMENT) PTY LTD (A DENNIS FAMILY CORPORATION

More information

PLANNED RESIDENTIAL DEVELOPMENT (PRD)

PLANNED RESIDENTIAL DEVELOPMENT (PRD) PLANNED RESIDENTIAL DEVELOPMENT SECTION 10. PLANNED RESIDENTIAL DEVELOPMENT (PRD) 10.1 Purpose Planned Residential Development allows by special permit from the Board an alternative pattern of residential

More information

CITY OF DURHAM DURHAM COUNTY NORTH CAROLINA. Zoning Map Change Report. RR Existing Zoning. Rural Rural Density Residential Site Characteristics

CITY OF DURHAM DURHAM COUNTY NORTH CAROLINA. Zoning Map Change Report. RR Existing Zoning. Rural Rural Density Residential Site Characteristics CITY OF DURHAM DURHAM COUNTY NORTH CAROLINA Zoning Map Change Report Meeting Date: February 26, 2007 Reference Name Arrowhead () Jurisdiction County Proposed Zoning RR Existing Zoning RS-20 Request Proposed

More information

ADMINISTRATIVE HEARING STAFF REPORT

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

More information

County of Loudoun. Department of Planning MEMORANDUM

County of Loudoun. Department of Planning MEMORANDUM County of Loudoun Department of Planning MEMORANDUM DATE: September 3, 2013 TO: FROM: Marchant Schneider, Project Manager Land Use Review Marie Genovese, AICP, Planner III, Community Planning SUBJECT:

More information

CITY OF ELK GROVE CITY COUNCIL STAFF REPORT

CITY OF ELK GROVE CITY COUNCIL STAFF REPORT AGENDA ITEM NO. 9.2 CITY OF ELK GROVE CITY COUNCIL STAFF REPORT AGENDA TITLE: A public hearing to consider a Specific Plan Amendment to the Laguna Ridge Specific Plan and a Rezone of approximately 4.14

More information

AAAA. Planning and Zoning Staff Report Zoning Text Amendment, ZOA-PH Request

AAAA. Planning and Zoning Staff Report Zoning Text Amendment, ZOA-PH Request AAAA Hearing Date: September 3, 2015 Planning and Zoning Staff Report Zoning Text Amendment, ZOA-PH2015-23 Development Services Department Applicant: Request Staff: Christian Samples, 455-5958 csamples@canyonco.org

More information

VARIANCE APPLICATION. Note: Staff reports can be accessed at Project Name: New Carrollton Town Center

VARIANCE APPLICATION. Note: Staff reports can be accessed at  Project Name: New Carrollton Town Center The Maryland-National Capital Park and Planning Commission Prince George s County Planning Department Development Review Division 301-952-3530 Note: Staff reports can be accessed at www.mncppc.org/pgco/planning/plan.htm.

More information

PLANNED UNIT DEVELOPMENT (East), PLANNED UNIT DEVELOPMENT (West) STAFF REPORT Date: September 18, 2014

PLANNED UNIT DEVELOPMENT (East), PLANNED UNIT DEVELOPMENT (West) STAFF REPORT Date: September 18, 2014 PLANNED UNIT DEVELOPMENT (East), PLANNED UNIT DEVELOPMENT (West) STAFF REPORT Date: September 18, 2014 DEVELOPMENT NAME LOCATION McGowin Park, LLC PLANNED UNIT DEVELOPMENT (East) 1401 Satchel Paige Drive

More information

BUILD-OUT ANALYSIS GRANTHAM, NEW HAMPSHIRE

BUILD-OUT ANALYSIS GRANTHAM, NEW HAMPSHIRE BUILD-OUT ANALYSIS GRANTHAM, NEW HAMPSHIRE A Determination of the Maximum Amount of Future Residential Development Possible Under Current Land Use Regulations Prepared for the Town of Grantham by Upper

More information

Zoning Most Frequently Asked Questions

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

More information

1.94 acres. Gwinnett Prado, L.P. c/o Brogdon Consulting Duluth, GA Contact: Ted Sandler

1.94 acres. Gwinnett Prado, L.P. c/o Brogdon Consulting Duluth, GA Contact: Ted Sandler Land Use Petition RZ-15-006 Date of Staff Recommendation Preparation: April 21, 2015 Revised to Incorporate Planning Commission Recommendations: 5/6/15 PROJECT LOCATION: 10800 Block of State Bridge Road

More information