City and County of Broomfield, Colorado
|
|
- Lee Lane
- 6 years ago
- Views:
Transcription
1 City and County of Broomfield, Colorado CITY COUNCIL AGENDA MEMORANDUM To: From: Mayor and City Council George Di Ciero, City and County Manager Teri Malies, Principal Planner Terrance Ware, Planning Director Kevin Standbridge, Assistant City and County Manager for Community Development Meeting Date Agenda Category Agenda Item # March 28, 2006 Council Business 9 (a) 1. Public Hearing on Proposed McKay Landing Filing No. 6 Site Development Plan, Final Plat, Building Permit Allocation and Subdivision Improvement Agreement Location: Southwest Corner of W. 144 th Avenue and Zuni Street Agenda Title: Applicant: Engle Homes Following and Subject to the Results of the Public Hearing, 2. Consideration of Resolution No , Regarding the Application Summary The applicant requests approval of a Site Development Plan (SDP), Final Plat and subdivision improvement agreement for 60 condominium units (12 buildings) on 4.92 acres located at the southwest corner of W. 144 th Avenue and Zuni Street. The application also specifies a building permit allocation for the development. The proposed SDP covers the final portion of developable property in the Mckay Landing PUD and subdivision. The proposal is the second half of a single-family attached site as designated in the McKay Landing PUD. The first portion of the site was approved in 2003 as McKay Landing Filing No. 5. The Subdivision Improvement Agreement outlines the developer s obligations with regard to improvements, including right-ofway, utilities, drainage, and landscaping within the boundaries of the subdivision. Staff concludes that the request meets the Broomfield Municipal Code SDP and Final Plat requirements. There are no outstanding issues. Prior Council Action In May 1998, City Council held a concept review for the entirety of the proposed McKay Landing development. The McKay Landing PUD Plan was approved by Council in May The SDP for McKay Landing Filing No. 5 was approved by City Council in August Financial Considerations This property is consistent with the land use and financial projections adopted in the Long Range Financial Plan. Alternatives Based on the testimony and evidence presented on the record at the public hearing: If the proposed application complies with applicable Broomfield Municipal Code (BMC) review standards and are consistent with the intent of the Comprehensive Plan: o Approval. If the proposed plans do not comply with applicable BMC review standards: o Remand the case to the LURC for additional review and recommendations; o Postpone action on the resolution and continue the hearing to a date certain; or o Direct the City & County Attorney to draft findings to support denial. Proposed Actions / Recommendations Hold the public hearing. Following and subject to the results of the public hearing, if Council wishes to approve the application, it is recommended That Resolution No be adopted.
2 McKay Landing Filing No. 6 SDP and Final Plat Page 2 Property Location BACKGROUND The 4.92 acre site is located at the southwest corner of W. 144 th Avenue and Zuni Street. The following vicinity map shows the property s location. In addition to the vicinity map, the following detail map shows the proposed development boundary over an aerial photograph of existing ground conditions.
3 McKay Landing Filing No. 6 SDP and Final Plat Page 3 Relationship to Comprehensive Plan Land Use Map The 2005 Comprehensive Plan envisions Neighborhood Residential development for this parcel. The proposed project in the context of the overall McKay Landing project is consistent with the land use designation. The following map is a portion of the Comprehensive Plan Land Use Map that covers the subject property and surrounding area. Goals and Policies This proposal facilitates implementation of the following goals and policies of the Comprehensive Plan: Goal HO-C: Diversity of Housing Encourage a diversity of populations by providing a variety of housing types that serve a broad spectrum of households. Goal LU-C: Neighborhoods Create a community of neighborhoods containing a variety of housing types Financial Plan The plans are consistent with the base data and projections contained in Broomfield s adopted Long Range Financial Plan.
4 McKay Landing Filing No. 6 SDP and Final Plat Page 4 Zoning and Prior Approved Plans The site is currently zoned PUD and is subject to the McKay Landing PUD Plan which was approved in The PUD Plan designated this property and the property to the southwest for single-family attached dwelling units. The site was split in 2003 when McKay Landing Filing No. 5 was approved. The property for Filing No. 6 was maintained by the long-time property owners, as they were still occupying their two homes on the site. Recently the then property owners, the Swink Famly, decided to sell the remaining property to Engle Homes for inclusion into the overall McKay Landing Development. The existing older homes will be removed prior to development. Concept Review The concept plan for the project was reviewed at a City Council study session in May The project remains consistent to the original concept review proposal and is consistent with the neighboring Filing No. 5 development. Status of the Development The PUD Plan was approved in May of This project is the last portion of Planning Area 8, the remaining undeveloped parcel of McKay Landing which will complete the buildout of the subdivision in accordance with the PUD Plan. The development is in conformance with the existing PUD and subdivision agreements. The primary outstanding improvement for the overall subdivision is the construction of McKay s portion of the regional park east of Zuni Street and south of McKay Lake. The developer has been cooperating and coordinating with Broomfield and is eager to complete the park improvements pending discussions with Broomfield, Westminster (the owner of McKay Lake), and the Lambertson Farm developers. Property Ownership and Developer PROJECT DESCRIPTION The property was recently transferred to the new owner, Engle Homes, a division of Tousa Homes, Inc. Engle Homes will be the developer and homebuilder of the project. Project Summary The proposal is for 60 condominium units in 12 five-unit buildings. Filing No. 6 is comprised of approximately five acres and covers 2.2 percent of the overall PUD land area. The project is in conformance with the overall land plan and architectural character of the approved PUD Plan and previous five McKay Landing filings.
5 McKay Landing Filing No. 6 SDP and Final Plat Page 5 Land Use Summary The proposed land use is residential and private open area. Public land dedications for parks and open space requirements have all been fulfilled with previous McKay Landing filings. The following chart shows the breakdown of the project with regard to land use coverage. MCKAY LANDING NO. 6 COMPOSITE LAND USE SUMMARY Lot Sizes Projected Floor Area Land Use Density Square Feet Max Selling Area Coverages Acres Units DU/A Min Avg Max Min Avg Max FAR Price Planning Condominium N/A N/A N/A N/A 1,170 1,755 N/A $184,000- Area 8 Buildings $209,000 Private Open Area 2.26 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Parking & Drives 1.29 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Total ,170 1,755 LAND USE COVERAGE SUMMARY Parking & Drives 26% Single Family Attached Homes 28% Private Open Area 46% Background Base Data 1. PROPERTY OWNERS/APPLICANT Engle Homes 2. PROPERTY LOCATION Southwest corner of W. 144 th Ave & Zuni Street 3. PROPERTY SIZE Approximately 4.9 acres 4. CURRENT ZONING PUD 5. CURRENT LAND USE Rural Residential 6. PROPOSED LAND USE Residential 7. COMPREHENSIVE PLAN Neighborhood Residential DESIGNATION
6 McKay Landing Filing No. 6 SDP and Final Plat Page 6 Surrounding Land Uses ADJACENT ZONING/USE COMPREHENSIVE PLAN DESIGNATION North A-1/Rural Residential Rural Residential South PUD (McKay Landing Filing No. 5 Neighborhood Residential /Condominiums East Adams County A-1/Rural Residential Adams County West PUD (McKay Landing Filing No. 4)/Single Family Detached Neighborhood Residential Circulation and Parking The project is accessed from Zuni Street and through the existing private drives in McKay Landing Filing No. 5. The access roads into and within this project are all private drives. A network of internal sidewalks are provided as well as connections from the development to the sidewalks along Zuni Street and W. 144 th Avenue. Each unit includes an attached garage and off-street driveway parking space. In addition, 32 on-site parking spaces are included along the private drives. Parking requirements meet municipal code requirements and provide additional visitor parking to serve the development. Architecture The overall McKay Landing PUD Plan includes a range of detached single-family and attached single-family home types. Filing No. 6 consists of 12 condominium buildings. The size of the homes will range between 1,170 to 1,755 square feet. The condominium units are of similar architectural style as the approved and constructed townhome buildings in Filing No. 5. The architectural detailing and colors are consistent with McKay Landing s overall western waterfront architectural theme. The plans include the architectural elevations for the buildings. These are shown on sheets of the proposed site development plan. Two different building types and varying colors are proposed along W. 144 th Avenue to add visual interest and variety to the homes. Three different color schemes are incorporated throughout the project. Open Lands and Community Amenities The McKay Landing overall PUD Plan provides a variety of parks, open areas and trail corridors. The private recreation center, school and school park site, neighborhood parks and trails network as identified in the PUD have all been dedicated with previous filings. A 0.7 acre (30,500 square foot) pocket park to the southwest of this filing was provided with the McKay Filing No. 4. The park, which includes a tot lot and picnic shelter, will serve the residents of Filing No. 4 as well as this proposed neighborhood.
7 McKay Landing Filing No. 6 SDP and Final Plat Page 7 Landscaping and Signage The landscape plan shows the landscaping for all common areas as well as the adjacent rights-of-way. As a part of this proposal, the developer will be completing the landscaping and sidewalk along W. 144 th Avenue right-of-way along the north boundary of this project and along Zuni Street. On the site plan, the applicant has made efforts to incorporate lowwater species with appropriate irrigation zones designed so that the water needs of individual species are met to minimize wasted water. There are a number of retaining walls proposed throughout the project (maximum of 5-feet high). The wall materials will match the block style used throughout McKay Landing. Two types of fencing are proposed: a low 3 ½-foot fence with stone columns along Zuni Street and a six-foot perimeter fence along W. 144 th Avenue. Both fence styles are consistent with existing fencing in McKay Landing. See the detailed landscape plans (sheets 4-5) for the exact fence locations and sheet 9 for fence details. The applicant has worked with Broomfield to provide a location and easement for a future City and County of Broomfield entry sign. Broomfield is currently working with the developer on the north side of W. 144 th Avenue to locate a Broomfield entry sign. However, if at some point in the future Broomfield desires to locate a sign at this corner of the intersection as well, the developer has granted a sign easement to facilitate the future construction and maintenance of a sign. Final Plat The applicant has submitted a final plat for this project. The plat shows this property as one lot. A future condominium plat will be filed with the Broomfield Central Records Office in accordance with State Statues. The plat includes the sign easement dedicated to the City and County of Broomfield as noted above. Subdivision Improvement Agreement The proposed SIA is a legally binding contract between Broomfield and Engle Homes Colorado which identifies and provides for the orderly installation and maintenance of all improvements associated with McKay Landing Filing No. 6. These improvements include roads, utilities, drainage, and traffic control devices. Special provisions addressed in the SIA include the following: 1. Acknowledgement of Development Agreement The developer acknowledges the required improvements as stipulated in the previously approved development agreement for the McKay Landing PUD Plan. 2. Performance of Developer s Obligations by District The required improvements outlined in the agreement may be installed by the existing Title 32 Metropolitan District.
8 McKay Landing Filing No. 6 SDP and Final Plat Page 8 3. Zuni Outfall Sanitary Sewer Costs - Prior to the issuance of the first building permit the developer shall make a cash-in-lieu payment of $10,211 for their proportionate share of construction of the already completed Zuni Outfall Sewer line. Building Permit Allocation The applicant is requesting a building permit allocation for development of the 60 units within this filing. Pursuant to section of the Broomfield Municipal Code, the building permit allocation for this project is proposed as follows: 20 permits for 2006 and 40 permits for Resolution approves the proposed allocation. STAFF REVIEW OF KEY ISSUES Staff has not identified any outstanding issues with this project. PHASING/TIMING The applicant intends on building this project over two years as the units are sold. The applicant is requesting from Council, a building permit allocation of 20 units in 2006 and 40 units in APPLICABLE MUNICIPAL CODE PROVISIONS A public hearing is required. At the conclusion of the public hearing, the City Council reviews the application based on the following provisions of the BMC Final plat; decision; city council. Within thirty days of the conclusion of its public hearing on the final plat, the city council shall adopt a resolution of approval, disapproval, or referral back to the land use review commission for further study Decisions - criteria The recommendation of the land use review commission and the decision of the city council shall be based on whether the applicant has demonstrated that the proposed final plat meets the standards set forth in section and is generally consistent with an approved preliminary plat, if there is one. No final plat will be recommended by the land use review commission or approved by the city council until such maps, data, surveys, analyses, studies, reports, plans, designs, documents, and other supporting materials as may be required herein have been submitted and reviewed, and found to meet the planning, engineering, and surveying requirements of the city required; provided, however, that the city engineer may waive any final plat requirement for good cause shown Review Standards The recommendation of the land use review commission and the decision of the city council shall be based on whether the applicant has demonstrated that the proposed preliminary plat meets the following standards:
9 McKay Landing Filing No. 6 SDP and Final Plat Page 9 A. The project should not create, or should mitigate to the extent possible, negative impacts on the surrounding property. B. The project should provide desirable settings for buildings, make use of natural contours, protect the view, and afford privacy and protection from noise and traffic for residents and the public. C. The project should preserve natural features of the site to the extent possible. D. The proposed traffic flow and street locations should be consistent with the city's master plan, should be in accordance with good engineering practice, and should provide for safe and convenient movement. E. The lots and tracts should be laid out to allow efficient use of the property to be platted. F. The proposed public facilities and services should be adequate, consistent with the city's utility planning, and capable of being provided in a timely and efficient manner. G. The proposal should comply with the design standards of chapter 16-28, the improvement requirements of chapter 16-32, and the standards and specifications of chapter H. The proposal should be consistent with the need to minimize flood damage. I. The proposal should have public utilities and facilities, such as sewer, gas, electrical, and water systems, located and designed to minimize flood damage. J. The proposal should have adequate drainage provided to reduce exposure to flood damage Site development plan; decision; city council A. Within thirty days of the conclusion of its public hearing on the site development plan, the city council shall adopt a resolution of approval, disapproval, or referral back to the land use review commission for further study. B. The site development plan shall include a legal description of the real property within the boundaries of the site development plan and a vicinity map showing the location in the city of the site development plan, which shall be recorded in the office of the director of recording, elections, and motor vehicles Review standards. The recommendation of the land use review commission and the decision of the city council shall be based on whether the applicant has demonstrated that the proposed site development plan meets the following standards: A. The proposal should be consistent with the intent of this chapter as set forth in section B. The proposal should identify and mitigate potential negative impacts on nearby properties. C. The proposal should identify and maximize potential positive impacts on nearby properties. D. The proposal should include adequate facilities for pedestrians, bicyclists, and motorists. E. The proposal should include adequate public improvements (both on and off site) to be provided in a timely fashion. F. The proposal should optimize conservation of energy, water, and other resources on a sitespecific scale. G. The land uses within the plan should be compatible with one another and with nearby properties. H. The proposal should provide for open area at a rate of not less than forty percent of the developable site in residential areas and twenty-five percent in other areas as provided in section , below. I. The proposal should include any common areas serving the site, and adequate provisions should be made for the ownership and maintenance of such areas. J. The proposal should justify any proposed deviations from the Broomfield Municipal Code in terms of the overall quality of the plan. K. The proposal should be consistent with the approved PUD plan. L. For residential-use PUD plans and site development plans, the proposal should be consistent with adopted uniform standards.
10 McKay Landing Filing No. 6 SDP and Final Plat Page 10 LAND USE REVIEW COMMISSION RECOMMENDATION On January 23, 2006, the Land Use Review Commission (LURC) unanimously recommended approval of the proposed PUD with one condition. Resolution LUR is included as Attachment 1. The LURC condition and developer s response is listed below. 1. That the level of illumination in the mailbox area be reviewed and improved if necessary. RESPONSE: The applicant has reviewed the light levels around the mailbox area (at the southeast corner of building U) and added one fixture just north of the mailboxes to ensure adequate light levels.
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
CITY COUNCIL AGENDA MEMORANDUM
City and County of Broomfield, Colorado CITY COUNCIL AGENDA MEMORANDUM To: Mayor and City Council From: George Di Ciero, City and County Manager Prepared by: Anna Bertanzetti, Principal Planner David Shinneman,
More informationPLANNING AND ZONING COMMISSION AGENDA MEMORANDUM
City and County of Broomfield, Colorado PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM To: Planning and Zoning Commission From: John Hilgers, Planning Director Anna Bertanzetti, Principal Planner Meeting
More informationPLANNING AND ZONING COMMISSION AGENDA MEMORANDUM
To: Planning and Zoning Commission From: John Hilgers, Planning Director Anna Bertanzetti, Principal Planner Meeting Date Agenda Category Agenda Item # June 23, 2014 Commission Business 4.a 1. Public Hearing
More informationCITY COUNCIL AGENDA MEMORANDUM
City and County of Broomfield, Colorado CITY COUNCIL AGENDA MEMORANDUM To: Mayor and City Council From: Charles Ozaki, City and County Manager Prepared by: Anna Bertanzetti, Principal Planner David Shinneman,
More informationPLANNING AND ZONING COMMISSION AGENDA MEMORANDUM
To: From: Planning and Zoning Commission John Hilgers, Planning Director Anna Bertanzetti, Principal Planner City and County of Broomfield, Colorado PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM Meeting
More informationTo: 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 informationPLANNING AND ZONING COMMISSION AGENDA MEMORANDUM
To: From: Planning and Zoning Commission John Hilgers, Planning Director Alice Hanson, Senior Planner Meeting Date Agenda Category Agenda Item # September 26, 2016 Commission Business 4.b 1. Public Hearing
More informationPLANNING AND ZONING COMMISSION AGENDA MEMORANDUM
PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM City and County of Broomfield, Colorado To: Planning and Zoning Commission From: John Hilgers, Planning Director Prepared by: Michael Sutherland, Planner
More informationPLANNING AND ZONING COMMISSION AGENDA MEMORANDUM
To: From: Agenda Title City and County of Broomfield, Colorado PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM Planning and Zoning Commission John Hilgers, Planning Director Lynn Merwin, Principal Planner
More informationPLANNING AND ZONING COMMISSION AGENDA MEMORANDUM
PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM City and County of Broomfield, Colorado To: Planning and Zoning Commission From: John Hilgers, Planning Director Alice Hanson, Senior Planner Meeting Date
More informationPLANNING AND ZONING COMMISSION AGENDA MEMORANDUM
To: Planning and Zoning Commission From: John Hilgers, Planning Director Lynn Merwin, Principal Planner Meeting Date Agenda Category Agenda Item # June 8, 2015 Commission Business 4.a 1. Public Hearing
More informationCITY COUNCIL STUDY SESSION MEMORANDUM
City and County of Broomfield, Colorado To: From: Prepared by: Owner Applicant Property Size Property Location: CITY COUNCIL STUDY SESSION MEMORANDUM Mayor and City Council Charles Ozaki, City and County
More informationCITY COUNCIL AGENDA MEMORANDUM
CTY COUNCL AGENDA MEMORANDUM City and County of Broomfield, Colorado To: Mayor and City Council From: George Di Ciero, City and County Manager Arne Carlson, Principal Planner Anna Bertanetti, Acting Planning
More informationCITY COUNCIL AND BURA AGENDA MEMORANDUM
City and County of Broomfield, Colorado CITY COUNCIL AND BURA AGENDA MEMORANDUM To: From: Prepared by: Agenda Title: Mayor, City Council, and Broomfield Urban Renewal Authority Charles Ozaki, City and
More informationARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT
ARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT Section 14.01 Intent. It is the intent of this Article to allow the use of the planned unit development (PUD) process, as authorized by the Michigan Zoning
More informationCITY COUNCIL AND BURA AGENDA MEMORANDUM
City and County of Broomfield, Colorado CITY COUNCIL AND BURA AGENDA MEMORANDUM To: From: By: Agenda Title Mayor, City Council, and Broomfield Urban Renewal Authority Charles Ozaki, City and County Manager
More informationPLANNING AND ZONING COMMISSION AGENDA MEMORANDUM
PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM City and County of Broomfield, Colorado To: Planning and Zoning Commission From: John Hilgers, Planning Director Prepared by: Michael Sutherland, Senior
More informationPlanned Unit Development (PUD). Sections:
Chapter 19.07. Planned Unit Development (PUD). Sections: 19.07.01. Purpose. 19.07.02. PUD Definition and Design Compatibility. 19.07.03. General PUD Standards. 19.07.04. Underlying Zones. 19.07.05. Permitted
More informationPLANNING 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 informationFinancial Impact Statement There are no immediate financial impacts associated with the adoption of this report.
STAFF REPORT Planning and Development Department Subject: Application by RYC Property to rezone a portion of lands on John Murray Dr. and Megan Lynn Dr. from R2 to R3 and to enter into a Development Agreement
More informationARTICLE 15 - PLANNED UNIT DEVELOPMENT
Section 15.1 - Intent. ARTICLE 15 - PLANNED UNIT DEVELOPMENT A PUD, or Planned Unit Development, is not a District per se, but rather a set of standards that may be applied to a development type. The Planned
More informationPLANNING AND ZONING COMMISSION AGENDA MEMORANDUM
To: From: Agenda Title Planning and Zoning Commission John Hilgers, Planning Director Anna Bertanzetti, Principal Planner Meeting Date Agenda Category Agenda Item # July 13, 2015 Business 4.b 1. Public
More informationCOUNCIL COMMUNICATION
Meeting Date: October 24, 2017 COUNCIL COMMUNICATION Agenda Item: Agenda Location: Public Hearings Work Plan # Legal Review: X 1 st Reading 2 nd Reading Subject: A public hearing regarding Zoning and a
More informationSUBDIVISION, PLANNED UNIT DEVELOPMENT, ZONING AMENDMENT, & SIDEWALK WAIVER STAFF REPORT Date: July 19, 2018
SUBDIVISION, PLANNED UNIT DEVELOPMENT, ZONING AMENDMENT, & SIDEWALK WAIVER STAFF REPORT Date: July 19, 2018 NAME SUBDIVISION NAME LOCATION West Mobile Properties, LLC U.S. Machine Subdivision 556, 566,
More informationPLANNING 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 informationLetter of Intent May 2017 (Revised November 2017)
THE BEACH AT WOODMOOR LETTER OF INTENT MAY 2017 (REVISED NOVEMBER 2017) OWNER/APPLICANT: CONSULTANT: Lake Woodmoor Holdings LLC N.E.S. Inc. 1755 Telstar Drive, Suite 211 619 North Cascade Avenue Colorado
More informationMAJOR SUBDIVISION APPLICATION
Revised 2.26.18 The Department is here to assist you with your development application pursuant to the Community Development Code (CDC). This publication outlines the Major Subdivision Development Application
More informationMEMORANDUM. DATE: August 31, Honorable Mayor and City Councilmembers Patrick Klaers, City Administrator. Matthew Bachler, Associate Planner
NEW BUSINESS 8B MEMORANDUM DATE: August 31, 2015 TO: FROM: Honorable Mayor and City Councilmembers Patrick Klaers, City Administrator Matthew Bachler, Associate Planner SUBJECT: Planning Case #15-016 Applicant:
More informationSUBJECT PARCEL(S) Property Owner(s) TMS Number Approximate Acreage Carolina Park Development, LLC
Staff Report Special Planning Commission Meeting November 19, 2014 For reference, the Zoning Code and Land Development Regulations are available online. AGENDA ITEM 5c. SKETCH PLAN APPROVAL REQUEST: Request
More informationChapter 100 Planned Unit Development in Corvallis Urban Fringe
100.100 Scope and Purpose. Chapter 100 Planned Unit Development in Corvallis Urban Fringe (1) All applications for land divisions in the Urban Residential (UR) and Flood Plain Agriculture (FPA) zones within
More informationCITY OF ROHNERT PARK CITY COUNCIL AGENDA REPORT
Mission Statement We Care for Our Residents by Working Together to Build a Better Community for Today and Tomorrow. CITY OF ROHNERT PARK CITY COUNCIL AGENDA REPORT ITEM NO. 12 Meeting Date: February 14,
More informationTown of Silverthorne Agenda Memorandum
Town of Silverthorne Agenda Memorandum TO: Planning Commission THRU: Matt Gennett, Planning Manager FROM: Lina Lesmes, Senior Planner DATE: June 5, 2018 SUBJECT: Smith Ranch Final Plat, Filing No. 1 Town
More informationPlanned Residence District (PR) To review a plan to construct 11 single family homes on approximately 4.01 acres.
STAFF REPORT PLANNING & ZONING COMMISSION Village Green Municipal Building, Council Chambers 47 Hall Street Wednesday, March 13, 2019 7:00 P.M. 1. FINAL DEVELOPMENT PLAN REVIEW Applicant: Romanelli and
More informationCHAPTER 14 PLANNED UNIT DEVELOPMENTS
9-14-1 9-14-1 CHAPTER 14 PLANNED UNIT DEVELOPMENTS SECTION: 9-14-1: Purpose 9-14-2: Governing Provisions 9-14-3: Minimum Area 9-14-4: Uses Permitted 9-14-5: Common Open Space 9-14-6: Utility Requirements
More informationGuide 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 informationCity of Colleyville Community Development Department. Subdivision Application Packet
Community Development Department Subdivision Application Packet 1 Development Application Fees 100 Main Street Colleyville TX 76034 817.503.1050 Zoning Zoning Change $ 500 + $5 per acre Planned Unit Development
More informationTOTTENHAM SECONDARY PLAN
TOTTENHAM SECONDARY PLAN AMENDMENT NO. 11 TO THE OFFICIAL PLAN OF THE TOWN OF NEW TECUMSETH The following text and schedules to the Official Plan of the Town of New Tecumseth constitute Amendment No. 11
More informationTOWN OF ORO VALLEY PLANNING & ZONING COMMISSION MEETING DATE: December 6, 2011
PLANNING & ZONING COMMISSION MEETING DATE: December 6, 2011 TO: FROM: SUBJECT: PLANNING & ZONING COMMISSION Matt Michels, Senior Planner mmichels@orovalleyaz.gov; tel. 229-4822 Public Hearing: Rancho de
More informationSection 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 information5.03 Type III (Quasi-Judicial) Decisions
5.03 Type III (Quasi-Judicial) Decisions 5.03 General Requirements A. The purpose of this Section is to identify what types of actions are considered Type III decisions. Type III decisions involve significant
More informationM 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 informationCHAPTER 3 PRELIMINARY PLAT
10-3-1 10-3-3 SECTION: CHAPTER 3 PRELIMINARY PLAT 10-3-1: Consultation 10-3-2: Filing 10-3-3: Requirements 10-3-4: Approval 10-3-5: Time Limitation 10-3-6: Grading Limitation 10-3-1: CONSULTATION: Each
More informationExhibit D. Tallow Ridge PUD. Written Description. Date: January 5, E. City Development Number:
Exhibit D Tallow Ridge PUD Written Description Date: January 5, 2016 I. SUMMARY DESCRIPTION OF THE PROPERTY A. Current Land Use Designation: RR B. Current Zoning District: PUD C. Requested Zoning District:
More informationFINAL SPUD APPLICATION
The Planning & Development Services Department is here to assist you with your development application pursuant to the Community Development Code (CDC). This publication outlines the Final SPUD Development
More informationPlanning and Zoning Commission STAFF REPORT REQUEST. DSA : Zone Change from R-3 (Multi-Family Residential) to B-4 (Community Services).
Planning and Zoning Commission STAFF REPORT AGENDA # TO: FROM: PLANNING AND ZONING COMMISSION Joseph Horn, City Planner MEETING DATES: August 4, 2016 SUBJECT: Gino Tarantini zone change requests REQUEST
More informationB. The Plan is in conformity with the Comprehensive Plan.
ARTICLE 17 PLANNING UNIT DEVELOPMENT 17.01 INTENT The purpose of this Section is to permit the creation of new Planned Unit Developments, permitted as Conditional Uses where maximum variations of design
More informationUPPER MOUNT BETHEL TOWNSHIP NORTHAMPTON COUNTY, PENNSYLVANIA
UPPER MOUNT BETHEL TOWNSHIP NORTHAMPTON COUNTY, PENNSYLVANIA JOINDER DEED / LOT CONSOLIDATION TOWNSHIP REVIEW PROCESS When accepting proposed Joinder Deeds / Lot Consolidations, review the Joinder Deed
More informationPLANNED DEVELOPMENT DISTRICT STANDARDS. Cadence Site
PLANNED DEVELOPMENT DISTRICT STANDARDS Cadence Site A Planned Development District 1. Statement of General Facts, Conditions and Objectives Property Size: Approximately 57.51 Acres York County Tax Map
More informationCITY COUNCIL AGENDA MEMORANDUM
City and County of Broomfield, Colorado CITY COUNCIL AGENDA MEMORANDUM To: Mayor and City Council From: Charles Ozaki, City and County Manager Prepared by: Kevin Standbridge, Deputy City and County Manager
More informationAGENDA ITEM SUMMARY BUSINESS OF THE CITY COUNCIL CITY OF GOLDEN, COLORADO. Quasi Judicial Matter
AGENDA ITEM SUMMARY BUSINESS OF THE CITY COUNCIL CITY OF GOLDEN, COLORADO Quasi Judicial Matter MEETING DATE: July 10, 2014 REPORT DATE: June 30, 2014 CASE NO: PC 14-26 DEPT. OF ORIGIN: Community and Economic
More informationCover Letter with Narrative Statement
Cover Letter with Narrative Statement March 31, 2017 rev July 27, 2017 RE: Rushton Pointe Residential Planned Unit Development Application for Public Hearing for RPUD Rezone PL2015 000 0306 Mr. Eric Johnson,
More informationCHAPTER XVIII SITE PLAN REVIEW
CHAPTER XVIII SITE PLAN REVIEW Section 18.1 Section 18.2 Description and Purpose. The purpose of this chapter is to provide standards and procedures under which applicants would submit, and the Township
More informationBethel Romanian Church - Rezone, RZ
/ Planning and Zoning Staff Report Bethel Romanian Church - Rezone, RZ2018-0023 Hearing Date: November 15, 2018 Development Services Department Owners: Bethel Romanian Church, Corp. Applicant: Viorel Botos
More informationWRITTEN DECISION OF THE HAYDEN CITY COUNCIL REGARDING MAPLE GROVE PRELIMINARY SUBDIVISION APPLICATION (SUB-0013) HAYDEN SIGNATURE, LLC
WRITTEN DECISION OF THE HAYDEN CITY COUNCIL REGARDING MAPLE GROVE PRELIMINARY SUBDIVISION APPLICATION (SUB-0013) HAYDEN SIGNATURE, LLC Application of Hayden Signature, LLC, an Idaho limited liability company,
More informationCITY OF SANTA ROSA COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT FOR PLANNING COMMISSION SEPTEMBER 10, 2015 APPLICANT FILE NUMBER MJP
ITEM NO. 9 CITY OF SANTA ROSA COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT FOR PLANNING COMMISSION SEPTEMBER 10, 2015 PROJECT TITLE Yogurt Time Center ADDRESS/LOCATION 3093 Marlow Road ASSESSOR S PARCEL
More informationAN ORDINANCE TO AMEND SECTION OF THE RAPID CITY MUNICIPAL CODE TO ALLOW FOR ADMINISTRATIVE DISSOLUTION OF PLANNED DEVELOPMENTS
Ordinance No. 6231 AN ORDINANCE TO AMEND SECTION 17.50.050 OF THE RAPID CITY MUNICIPAL CODE TO ALLOW FOR ADMINISTRATIVE DISSOLUTION OF PLANNED DEVELOPMENTS WHEREAS, the City of Rapid City has adopted a
More informationTOOELE COUNTY LAND USE ORDINANCE CHAPTER 31 Page 1
CHAPTER 31 PLANNED COMMUNITY ZONE (P-C) Section 31-1 Definitions. 31-2 Purpose. 31-3 Land use districts. 31-4 P-C zone area minimum requirements. 31-5 Permitted uses. 31-6 Conditional uses. 31-7 Planning
More informationRE: 6. GILL/GREEN COMPREHENSIVE PLAN AMENDMENT, REZONING AND PRELIMINARY PLAT
commission memo DATE: Thursday - August 9, 2018 TO: Marion Planning & Zoning Commission FROM: David N. Hockett, AICP Principal Planner RE: 6. GILL/GREEN COMPREHENSIVE PLAN AMENDMENT, REZONING AND PRELIMINARY
More informationOperating Standards Attachment to Development Application
Planning & Development Services 2255 W Berry Ave. Littleton, CO 80120 Phone: 303-795-3748 Mon-Fri: 8am-5pm www.littletongov.org Operating Standards Attachment to Development Application 1 PLANNED DEVELOPMENT
More informationPROPOSED AMENDMENTS TO THE DERBY ZONING REGULATIONS AUGUST 12, 2008
ARTICLE II Definitions and word usage 195-7. Definitions and word usage. Modify the following: HOUSING FOR THE ELDERLY OLDER PERSONS Housing in accordance with and as defined in the United States Fair
More informationPLANNED 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 informationCITY PLANNING COMMISSION COMPREHENSIVE PLAN AND REVIEW CRITERIA
Page 3 CITY PLANNING COMMISSION COMPREHENSIVE PLAN AND REVIEW CRITERIA COMPREHENSIVE PLAN: The City Planning Commission uses the Comprehensive Plan as a guide in all land use matters. The Plan is available
More informationMedical 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 informationSTAFF REPORT FOR MAJOR SUBDIVISION
STAFF REPORT FOR MAJOR SUBDIVISION FINAL PLAT CASE NO. FA-13-001 HEARING DATE: November 6, 2013 CASE NAME: Solterra Subdivision Filing No. 14 PROCEDURE: Planning Commission ADDRESS OF MAJOR SUBDIVISION
More informationStaff Report for Council Public Meeting
Agenda Item 3.3 Staff Report for Council Public Meeting Date of Meeting: September 27, 2017 Report Number: SRPRS.17.134 Department: Division: Subject: Planning and Regulatory Services Development Planning
More informationPLANNED UNIT DEVELOPMENTS (Ordinance No.: 3036, 12/3/07; Repealed & Replaced by Ordinance No.: 4166, 10/15/12)
159.62 PLANNED UNIT DEVELOPMENTS (Ordinance No.: 3036, 12/3/07; Repealed & Replaced by Ordinance No.: 4166, 10/15/12) A. PURPOSE 1. General. The Planned Unit Development (PUD) approach provides the flexibility
More informationArticle 6: Planned Unit Developments
LUDC 2013 GARFIELD COUNTY, COLORADO Article 6: Planned Unit Developments ARTICLE 6 PLANNED UNIT DEVELOPMENTS TABLE OF CONTENTS DIVISION 1. GENERAL.... 1 6-101. GENERAL PROVISIONS.... 1 A. Purpose....
More informationCONCEPT PLAN SUBMISSION REQUIREMENTS:
STAFF STRONGLY RECOMMENDS A PRE-DEVELOPMENT MEETING BEFORE THE SUBMITTAL OF ANY APPLICATION FOR ZONING, REZONING, CONDITIONAL USE PERMIT (CUP), OR FOR A TEXT AMENDMENT TO A PROVISION(S) OF THE ZONING ORDINANCE.
More informationProject: Address: MAJOR CERTIFICATE OF APPROPRIATENESS FOR THE BOARD OF ARCHITECTURAL REVIEW
The BAR recommended approval of the major COA with the following 10 conditions at the special meeting on March 28, 2018. Project: Address: Case Number: Applicant: ATTACHMENT 9e Paul VI Redevelopment 10675
More informationCITY OF FLOWERY BRANCH ZONING ADMINISTRATOR S REPORT
CITY OF FLOWERY BRANCH ZONING ADMINISTRATOR S REPORT TO: Mayor and City Council, City of Flowery Branch DATE OF REPORT: March 31, 2017 SUBJECT REQUEST: MEETING DATES: APPLICANT: OWNER(S): PROPOSED USE:
More informationNORMAN, OKLAHOMA OWNER: RCB BANK APPLICATION FOR 2025 PLAN CHANGE PLANNED UNIT DEVELOPMENT PRELIMINARY PLAT. 12 December 2011 Revised 5 January 2012
THE VILLAGE AT OAKHURST ADDITION NORMAN, OKLAHOMA OWNER: RCB BANK APPLICATION FOR 2025 PLAN CHANGE PLANNED UNIT DEVELOPMENT PRELIMINARY PLAT 12 December 2011 Revised 5 January 2012 PREPARED BY: THE RIEGER
More informationSTAFF 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 informationCITY OF SIGNAL HILL SUBJECT: PUBLIC HEARING THE COURTYARD RESIDENTIAL DEVELOPMENT OF 10 CONDOMINIUMS AND A NEW SPECIFIC PLAN
CITY OF SIGNAL HILL 2175 Cherry Avenue Signal Hill, CA 90755-3799 AGENDA ITEM TO: FROM: HONORABLE CHAIR AND MEMBERS OF THE PLANNING COMMISSION SELENA ALANIS ASSOCIATE PLANNER SUBJECT: PUBLIC HEARING THE
More informationThe following regulations shall apply in the R-E District:
"R-E" RESIDENTIAL ESTATE DISTRICT (8/06) The following regulations shall apply in the R-E District: 1. Uses Permitted: The following uses are permitted. A Zoning Certificate may be required as provided
More informationCONDOMINIUM REGULATIONS
ARTICLE 37 CONDOMINIUM REGULATIONS SECTION 37.01. Purpose The purpose of this Article is to regulate projects that divide real property under a contractual arrangement known as a condominium. New and conversion
More informationVARIANCE PROCESS APPLICATION
The Department is here to assist you with your development application pursuant to the Community Development Code (CDC). This publication outlines the Variance Process Development Application process of
More informationCITY OF OCOEE LAND DEVELOPMENT CODE SUFFICIENCY TABLE WITH NOTES
CITY OF OCOEE LAND DEVELOPMENT CODE SUFFICIENCY TABLE WITH NOTES The Sufficiency Table is a checklist to help identify the types of information and documentation needed for various types of projects. The
More information9. REZONING NO Vicinity of the northwest corner of 143 rd Street and Metcalf Avenue
9. REZONING NO. 2002-15 Vicinity of the northwest corner of 143 rd Street and Metcalf Avenue 1. APPLICANT: Andrew Schlagel is the applicant for this request. 2. REQUESTED ACTION: The applicant is requesting
More informationCITY OF NAPLES STAFF REPORT
Meeting of 11/9/16 Subdivision/Replat Petition 16-SD3 CITY OF NAPLES STAFF REPORT To: Planning Advisory Board From: Planning Department Subject: Subdivison/Replat Petition 16-SD3 Petitioner: Matthew Grabinski,
More informationEXHIBIT D. WRITTEN DESCRIPTION For. TOWNSEND VILLAGE PUD December 23, 2015 (Revised)
I. PROJECT DESCRIPTION EXHIBIT D WRITTEN DESCRIPTION For TOWNSEND VILLAGE PUD December 23, 2015 (Revised) A. This 7.2 acre single-family residential project is located on the East side of Townsend Boulevard,
More informationDraft Zoning Changes for the 2nd Planning Board Public Hearing, January 22, 2018.
Draft Zoning Changes for the 2nd Planning Board Public Hearing, January 22, 2018. No changes were made at the 1st Public Hearing. Proposed wording for the 1 st Public Hearing in red, eliminated text in
More information(if more than one, give square footage for each) ANNEXATION LOT LINE Adjustments PRE/FINAL PLAT SPECIAL USE PERMIT
Planning Commission Application Building & development office 915 Third ST. Rawlins WY ph. 307-328-4599 fax. 307-328-4590 PROJECT REVIEW: GENERAL INFORMATION Project name: OFFICE USE ONLY Site address
More informationWashington County, Minnesota Ordinances
Washington County, Minnesota Ordinances Ordinance No. 153 Text Amendment to the Washington County Development Code - Chapter One, Section 2 and Chapter Two, Part 1, Part 2, Part 3, of the Development Code
More informationBowie Marketplace Residential Detailed Site Plan Statement of Justification January 13, 2017 Revised February 2, 1017
Bowie Marketplace Residential Detailed Site Plan Statement of Justification January 13, 2017 Revised February 2, 1017 Submitted on behalf of: BE Bowie LLC 5410 Edson Lane, Suite 220 Rockville, MD 20852
More informationSUBJECT: Application for Planned Unit Development and Rezoning 1725 Winnetka Road
TO: FROM: CHAIRMAN BILL VASELOPULOS AND MEMBERS OF THE PLAN & ZONING COMMISSION STEVE GUTIERREZ DIRECTOR OF COMMUNITY DEVELOPMENT MEETING DATE: September 5, 2017 SUBJECT: Application for Planned Unit Development
More informationWHEREAS, the staff of The Maryland-National Capital Park and Planning Commission recommended APPROVAL of the application with conditions; and
R E S O L U T I O N WHEREAS, Redeemed Christian Church of God is the owner of a 2.83-acre parcel of land known as Lot 9, Lot 19, P/O Lot 1 and P/O Lot 18, Block B, Plat Book A, Plat 5, said property being
More informationSTATE OF MICHIGAN COUNTY OF MARQUETTE, TOWNSHIP OF NEGAUNEE LAND DIVISION, SUBDIVISION AND CONDOMINIUM ORDINANCE
STATE OF MICHIGAN COUNTY OF MARQUETTE, TOWNSHIP OF NEGAUNEE LAND DIVISION, SUBDIVISION AND CONDOMINIUM ORDINANCE Adopted: August 8 th, 2008 Effective: August 28 th, 2008 Sec.100. Title ARTICLE I GENERAL
More informationSTAFF REPORT FOR ANNEXATION AND ZONING. CASE NAME: Taylor Annexation and Zoning PC DATE: August 7, 2013
STAFF REPORT FOR ANNEATION AND ZONING ANNEATION CASE NO: A-13-001 ZONING CASE NO: RZ-13-002 REPORT DATE: July 30, 2013 CASE NAME: Taylor Annexation and Zoning PC DATE: August 7, 2013 ADDRESS OF PROPOSAL:
More informationPALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION
PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION Application No.: Z/CA-2013-00493 Application Name: Trails Charter School Control No.: 2013-00085 Applicant: MG3 ALF Military LLC
More informationCITY OF SPRINGDALE, OHIO SPRINGDALE BUILDING DEPARTMENT SPRINGFIELD PIKE SPRINGDALE, OHIO TELEPHONE: (513)
CITY OF SPRINGDALE, OHIO SPRINGDALE BUILDING DEPARTMENT 11700 SPRINGFIELD PIKE SPRINGDALE, OHIO 45246 TELEPHONE: (513) 346-5730 SUBMISSION REQUIREMENTS AND INSTRUCTIONS FOR FINAL PUD/TRANSITION DISTRICT
More information42-Acre Parcel Rezoning and Master Plan Amendment. Danny Cagle and Patrick Stanley 6301 Duckweed Rd. Lake Worth, FL 33449
STAFF REPORT CITY OF PARKLAND DEVELOPMENT SERVICES DEPARTMENT Date Prepared: May 2, 2014 I. Petition Description Petition No.: Project Name: Owners: RZ14-001; MPA14-002 42-Acre Parcel Rezoning and Master
More informationCITY COUNCIL AGENDA MEMORANDUM
City and County of Broomfield, Colorado CITY COUNCIL AGENDA MEMORANDUM To: Mayor and City Council From: Charles Ozaki, City and County Manager Prepared by: Anna Bertanzetti, Principal Planner David Shinneman,
More informationStaff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached:
Staff Report: Completed by Jeff Palmer Director of Planning & Zoning Date: November 7, 2018, Updated November 20, 2018 Applicant: Greg Smith, Oberer Land Developer agent for Ronald Montgomery ET AL Property
More informationAAAA. Planning and Zoning Staff Report Lake Shore Land Holdings, LLC CU-PH Analysis
AAAA Planning and Zoning Staff Report Lake Shore Land Holdings, LLC CU-PH2016-28 Hearing Date: April 21, 2016 Development Services Department Applicant: BRS Architects/Cindy Huebert Staff: Kyle McCormick,
More informationII. What Type of Development Requires Site Plan Review? There are five situations where a site plan review is required:
I. What is a Site Plan Review? Site Plan Review is a process where the construction of new buildings, new additions, and certain types of canopies and/or tax-exempt institutions are reviewed by the City
More informationMEMORANDUM. DATE: November 9, 2016 PC Agenda Item 3.C
MEMORANDUM DATE: November 9, 2016 PC Agenda Item 3.C TO: FROM: SUBJECT: Planning Commission Eric Zweber, AICP, Interim City Planner Planning Case #16-029 Public Hearing Required Applicant: Bremer Bank,
More informationSterling Meadow Subdivision
Sterling Meadow Subdivision Proposal: A pre-application conference was held on November 7, 2017, with the applicant and City staff to discuss the development. The applicant took staff s recommendations
More informationMike & Sherry Dudley Rezone, RZ
/ Planning and Zoning Staff Report Mike & Sherry Dudley Rezone, RZ2019-0005 Hearing Date: April 18, 2019 Development Services Department Applicant: Mike & Sherry Dudley Staff: Deb Root, 454-7340 droot@canyonco.org
More informationBILL SKINNER, SENIOR PLANNER SEPTEMBER 3, 2014
ARAPAHOE BOARD OF COUNTY COMMISSIONERS PUBLIC HEARING DECEMBER 9, 2014 9:30 A.M. CASE # V13-004 PAULA DORA #12 RIGHT OF WAY VACATION BILL SKINNER, SENIOR PLANNER SEPTEMBER 3, 2014 VICINITY MAP The site
More informationPlanning Department st Avenue East Kalispell, MT Phone: (406) Fax: (406)
Planning Department 201 1 st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning April 1, 2015 Doug Russell, City Manager City of Kalispell 201 1 st Ave
More information