Regular Meeting Date: April 5, 2017

Size: px
Start display at page:

Download "Regular Meeting Date: April 5, 2017"

Transcription

1 Agenda Section: Prepared By: Roger Reinke, Assistant City Manager Regular Department: City Manager Legislative Quasi-Judicial SUBJECT: A Resolution authorizing the Mayor to sign an agreement allowing temporary use of property, owned by a Neapolitan Enterprises entity and adjacent to the Municipal Dock, for staging during demolition and construction of the new Dock; accepting $250,000 cash payment from Neapolitan Enterprises and saving the City from expending $212,742 for use of a remote staging area; in exchange for transfer of title to an alley that is surrounded by and only services parcels owned by Neapolitan enterprises. SUMMARY: City Council is asked to consider approving a Resolution authorizing the Mayor to sign an agreement that includes the following: 1. A Temporary Use Agreement allowing the City to use property owned by a Neapolitan Enterprises entity for the purpose of staging during demolition and construction of a new Municipal Dock from April 15, 2017 until March 15, 2018, saving $212,742 in expenses for an alternate remote staging area; 2. Declaring the below described real property owned by the City as surplus property: An L shaped strip of land functioning as an alley adjacent to, south of, and west of, th Avenue South, 20 feet wide connecting 12 th Avenue South with 8 th Street South, approximately 5,292 square feet, and approximately 170 feet long north to south and 70 feet east to west, as officially described in Exhibit B to the agreement (Legal Description); 3. Conveyance of the strip of land described in 2. above to Neapolitan Enterprises, in exchange for the staging rights under the temporary use agreement and a cash payment to the City from Neapolitan Enterprises of $250,000. BACKGROUND: In anticipation of approval to proceed with reconstruction of the Municipal Dock, staff approached Neapolitan Enterprises to inquire about the use of waterfront property owned by them (or an associated entity) as a staging area for the contractor engaged to rebuild the Municipal Dock. This Neapolitan waterfront property is unique and ideal for staging as it provides water access directly adjacent to the construction site, is unencumbered by structures, is surrounded by commercial property owned by Neapolitan Enterprises, has adequate vehicular access, and is already fenced and gated. The City does not own any significant uplands adjacent to the City Dock, so the entire demolition and reconstruction project must be done over water. A convenient storage and staging area on land that is also accessible by barge will be an asset to this unusual and challenging project.

2 Page Two During the process of receiving bids for reconstructing the Municipal Dock, staff required the bid price of an alternate staging area. The low bid included an alternate additional cost of $212,742 for utilizing a remote staging area if the Neapolitan site was not available. Use of the Neapolitan property for staging will therefore save $212,742. The additional funds for remote staging have been included in the contingency budget for the project, but will not have to be expended and will remain in the City controlled contingency if this agreement is approved, reducing the cost of the project by that amount. In addition to saving money, while not a guarantee, use of this property as the staging area provides the greatest assurance that a completed City Dock can be delivered on time. It is in the best interest of the City, City Dock tenants (including the Charter Boat Captains operating their small businesses), and Crayton Cove area business to accomplish the project as quickly as possible. The temporary closing of the City Dock for reconstruction, and other ongoing construction activities in Crayton Cove, may depress economic activity in the area. The shortest and least amount of disruption is in the best interest of all. Unexpected issues that may cause project delays include severe weather, transportation of construction materials over the water, and the peculiarities of constructing things under the surface of the water from vessels floating on the water. Use of a remote staging area does not necessarily mean completion will be delayed; however, it does increase the risk of delay. Based on projected revenues it is estimated that a month s delay in opening the City Dock would result in $65,000 to $75,000 of unrealized Dock revenue. An estimate of revenue lost by Charter Boat operators is not available. Neapolitan Enterprises has offered the City temporary use of the land for staging, plus $250,000, in exchange for conveyance of land resembling and used as an alleyway. This alleyway is owned by the City, surrounded by four parcels all owned by Neapolitan Enterprises, and not servicing property owned by any other landowner. Neapolitan undertook the required title search activities and determined that the City is the record owner of the alley parcel through a Quit Claim Deed to the City in However, Neapolitan Enterprises asserts they may have earlier rights of Ingress and Egress over the alleyway. The City most likely must continue to maintain the alleyway and provide access to the individual parcels unless it obtains agreement from Neapolitan Enterprises to do otherwise. If this alleyway was platted as a normal alley right-of-way, Neapolitan would have the right to request vacation of the right-of-way property and acquire title without any compensation to the City. The City Department of Streets and Stormwater has determined that it has no other use for the alleyway. Neapolitan has been actively planning to develop the four adjacent parcels and has an interest in acquiring the alleyway parcel to improve the development potential of the property. There may also be a public interest in maximizing the development potential of these properties from the perspective of improving the commercial viability of the Crayton Cove area, as well as increasing the value of the property from a property tax perspective.

3 Page Three The City engaged Carroll and Carroll Real Estate Appraisers and Consultants to prepare an appraisal of the alley parcel. The appraisal report includes a wealth of information, including: Considered alone, Subject strip has no market value. (page 6) The smaller parcel adjacent to the Subject strip has an assessed value of $30 per square foot, which would mean the value of the alleyway parcel is $158,760. The tax assessment is usually not a reliable indicator of market value. (page 16) Using the Sales Comparison Approach, the smaller parcel adjacent to the Subject strip was appraised at $145 per square foot. (page 37) Assuming the Subject strip is combined with the adjacent smaller parcel, and using the $145 per square foot value, the contribution value of the Subject strip was estimated at $770,000. (page 44) A hypothetical assemblage of the Subject strip with th Avenue South and three other Fleischmann-entity owned parcels, including a rezoning as a Planned Development, could value the underlying land at $300 per square foot (pages 46 and 47). However, the assemblage does not meet the 5-acre minimum requirement in City Code for rezoning to Planned Development. At present, there are no good comparables for comparison. (page 46) The average land price of commercial property in the downtown area in March 2017 is $82 per square foot (page 35.) At $82 per square foot the value of the alleyway would be $433,944. Neapolitan Enterprises has reviewed the appraisal and informed staff that they are not in agreement with the estimated valuations in the appraisal. They agree that the Subject strip alone has no value, that appropriate recent sales comparisons are virtually non-existent, and assert the comparables used are inappropriate and do not properly account for the significant impact that differences in applicable zoning regulations and entitlements have upon value. They assert the Appraiser assumed the alleyway property to be owned in Fee Simple by the City and did not consider any encumbrances that might exist through other rights of access to the four separate parcels. The Carroll and Carroll appraisal was received on March 24, 2017 and the timing for designating the staging area does not allow sufficient time to obtain an alternative appraisal.

4 Page Four The $212,742 may provide the cost to the City for using a different staging area, and may approximate the value of leasing the requested property from Neapolitan for staging. However, this amount does not consider the risk and cost associated with lost revenue in the event the Dock construction is not completed according to schedule. The lost revenue includes loss of revenue from use agreements, transient rental users, and lost fuel and sundry sales. In addition, there is the additional economic cost of lost revenue suffered by the eighteen displaced charter businesses. The use of any different staging area some distance from the Municipal Dock increases the associated risks and potentially increases the value of leasing the Neapolitan property. If the City chooses to proceed with the proposed transaction, it will: 1) Reduce the cost of the Dock Reconstruction by $212,742; 2) There will be no additional cost for the use of the staging area for an 11-month period and the property will be immediately available; 3) The City will receive a cash payment of $250,000 for the purchase of the alleyway; 4) The City will no longer have to maintain the alleyway and it will be put back on the Tax Rolls of the City; 5) The City has the best chance of delivering the newly constructed Dock in the shortest possible period of time, with the least disruption in the Crayton Cove area. Alternatively, the City may authorize the contractor to utilize the alternate staging area and will then have to pay the contractor $212,742, increasing the cost of the project by that amount. In this event, Neapolitan Enterprises may decide not to proceed with their project, may proceed with their project building around the alleyway, or may request their own appraisal of the alleyway for the purpose of acquiring the property in a separate transaction. If there is no conveyance of ownership, the City may be required to maintain the alley to provide access to the parcels. FUNDING SOURCE: Funding for the demolition and reconstruction of the Municipal Dock has been appropriated in the FY budget as amended.

5 Page Five RECOMMENDED ACTION: Time is of the essence in determining the staging area for the City Dock demolition and reconstruction. To reach a mutually satisfactory conclusion to allow the City to use the Neapolitan property for staging, save the City $212,742 in expenses and receive $250,000 in revenue, a total of $462,742, while minimizing the risks of delay associated with a remote staging area, City Council may approve a Resolution authorizing the Mayor to sign an agreement that includes the following: 1. A Temporary Use Agreement allowing the City to use property owned by a Neapolitan Enterprise entity for the purpose of staging during demolition and construction of a new Municipal Dock from April 15, 2017-March 15, 2018 and saving $212,742; 2. Declaring the below described real property as surplus property: An L shaped strip of land functioning as an alley adjacent to, south, and west of, th Avenue South, 20 feet wide connecting 12 th Avenue South with 8 th Street South, approximately 5,292 square feet, and approximately 170 feet long north to south and 70 feet east to west, as officially described in Exhibit B to the agreement (Legal Description); 3. Conveyance of the strip of land described in b. above to Neapolitan Enterprises, in exchange for the staging rights under the temporary use agreement and a cash payment from Neapolitan Enterprises of $250,000. Reviewed by Department Director Reviewed by Finance Reviewed by City Manager Roger Reinke, Assistant City Manager N/A A. William Moss City Council Action:

City of Stockton. Legislation Text AUTHORIZE ACQUISITION OF REAL PROPERTY LOCATED AT 501 AND 509 WEST WEBER AVENUE

City of Stockton. Legislation Text AUTHORIZE ACQUISITION OF REAL PROPERTY LOCATED AT 501 AND 509 WEST WEBER AVENUE City of Stockton Legislation Text File #: 17-3966, Version: 1 AUTHORIZE ACQUISITION OF REAL PROPERTY LOCATED AT 501 AND 509 WEST WEBER AVENUE RECOMMENDATION It is recommended that the City Council adopt

More information

RESOLUTION NO

RESOLUTION NO RESOLUTION NO. 2017-033 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUNCANVILLE, TEXAS, APPROVING AND ADOPTING THE POLICY AND PROCEDURE FOR ABANDONMENT OF PUBLIC RIGHT-OF-WAY AND EASEMENTS AND ACQUISITION

More information

LAND ACQUISITION FOR PUBLIC AIRPORTS

LAND ACQUISITION FOR PUBLIC AIRPORTS LAND ACQUISITION FOR PUBLIC AIRPORTS How and why your Local Government Acquires Real Property for Public Airports U.S. DEPARTMENT OF TRANSPORTATION FEDERAL AVIATION ADMINISTRATION Introduction Whenever

More information

LAnd Acquisition for PubLic AiRPoRts

LAnd Acquisition for PubLic AiRPoRts LAnd Acquisition for PubLic AiRPoRts How and Why Your Local Government Acquires Real Property U.S. DEPARTMENT OF TRANSPORTATION FEDERAL AVIATION ADMINISTRATION introduction Whenever feasible, the Federal

More information

RECITALS STATEMENT OF AGREEMENT. Draft: November 30, 2018

RECITALS STATEMENT OF AGREEMENT. Draft: November 30, 2018 MEMORANDUM OF AGREEMENT TO FACILITATE THE EXPANSION, RENOVATION, AND EFFICIENT AND SAFE OPERATION OF THE ALBEMARLE CIRCUIT COURT, THE ALBEMARLE GENERAL DISTRICT COURT, AND THE CHARLOTTESVILLE GENERAL DISTRICT

More information

Department of Legislative Services

Department of Legislative Services Department of Legislative Services Maryland General Assembly 2008 Session HB 1555 House Bill 1555 Environmental Matters FISCAL AND POLICY NOTE Revised (Delegate Anderson, et al.) Baltimore City Land Bank

More information

Submitted by: William Rogers, Acting Director, Parks Recreation & Waterfront. Fee Reduction And Retroactive Billing: Houseboats

Submitted by: William Rogers, Acting Director, Parks Recreation & Waterfront. Fee Reduction And Retroactive Billing: Houseboats Office of the City Manager CONSENT CALENDAR February 26, 2008 To: From: Honorable Mayor and Members of the City Council Philip Kamlarz, City Manager Submitted by: William Rogers, Acting Director, Parks

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

ADMINISTRATIVE CODE BOARD OF COUNTY COMMISSIONERS

ADMINISTRATIVE CODE BOARD OF COUNTY COMMISSIONERS ADMINISTRATIVE CODE BOARD OF COUNTY COMMISSIONERS CATEGORY: Development/Planning/Zoning TITLE: Vacation of Plats or Easements created through the platting process in accordance with Chapter 177, Florida

More information

Regular Agenda Public Hearing D

Regular Agenda Public Hearing D BOARD OF COUNTY COMMISSIONERS DATE: October 21, 2014 AGENDA ITEM NO. dj6 Consent Agenda D Regular Agenda Public Hearing D Subject: Declare Certain Economic Development Parcels As Surplus And Grant the

More information

DECLARATION OF CONDOMINIUM FOR ON THE SEAS DOCK CONDOMINIUM

DECLARATION OF CONDOMINIUM FOR ON THE SEAS DOCK CONDOMINIUM PREPARED BY AND TO BE RETURNED TO: Robert S. Freedman, Esquire CARLTON FIELDS, P.A. 4221 W. Boy Scout Boulevard, Suite 1000 Tampa, Florida 33607 (813) 223-7000 DECLARATION OF CONDOMINIUM FOR ON THE SEAS

More information

CONSERVATION EASEMENTS FREQUENTLY ASKED QUESTIONS

CONSERVATION EASEMENTS FREQUENTLY ASKED QUESTIONS CONSERVATION EASEMENTS FREQUENTLY ASKED QUESTIONS CCALT Founder and Steamboat rancher, Jay Fetcher notes, You shouldn t even be considering a conservation easement unless two things have happened: (1)

More information

Anatomy Of An Appraisal

Anatomy Of An Appraisal Anatomy Of An Appraisal Leslie A. Fields The most important thing to know about an appraisal report is how to review and critique it. Leslie A. Fields a partner with the Law Firm of Faegre & Benson LLP,

More information

DATE ISSUED: 11/5/ of 5 UPDATE 98 CDB(LEGAL)-B

DATE ISSUED: 11/5/ of 5 UPDATE 98 CDB(LEGAL)-B Sale or Exchange of Real Property Publication of Notice Bidding Requirements Open-Enrollment Charter School Offer Exceptions Generally The Board may authorize the sale of any property, other than minerals,

More information

SURPLUS PROPERTY SALES PROCEDURES. ECONOMIC DEVELOPMENT AND HOUSING COMMITTEE May 1, 2006

SURPLUS PROPERTY SALES PROCEDURES. ECONOMIC DEVELOPMENT AND HOUSING COMMITTEE May 1, 2006 SURPLUS PROPERTY SALES PROCEDURES ECONOMIC DEVELOPMENT AND HOUSING COMMITTEE May 1, 2006 1 BACKGROUND The City owns a number of unneeded and unwanted tracts of land. Most of these tracts of land are left

More information

2009 QBS Request for Statement of Interest (SOI) On Call Appraisal Services

2009 QBS Request for Statement of Interest (SOI) On Call Appraisal Services 2009 QBS Request for Statement of Interest (SOI) On Call Appraisal Services The Kane County Division of Transportation is in need of professional services from an appraisal firm to provide appraisals for

More information

Resettlement Policy Framework

Resettlement Policy Framework Republic of Turkey Second Renewable Energy and Energy Efficiency Project Resettlement Policy Framework Background 1. The Second Renewable Energy and Energy Efficiency Project will fund private sector investments

More information

Key findings from an investigation into low- and medium-value property sales. National Audit Office September 2017 DP

Key findings from an investigation into low- and medium-value property sales. National Audit Office September 2017 DP from an investigation into low- and medium-value property sales National Audit Office September 207 DP 557-00 from an investigation into low- and medium-value property sales Contents 3 4 5 6 7 8 9 0 2

More information

Principles of Compensation For the Taking of Gasoline Petroleum Station Operations. This article will discuss basic issues of the valuation for

Principles of Compensation For the Taking of Gasoline Petroleum Station Operations. This article will discuss basic issues of the valuation for Principles of Compensation For the Taking of Gasoline Petroleum Station Operations. This article will discuss basic issues of the valuation for gasoline stations taken by governmental agencies as part

More information

BLUEPRINT REAL ESTATE POLICY

BLUEPRINT REAL ESTATE POLICY DATE September 19,2007 TITLE BLUEPRINT REAL ESTATE POLICY ORG. AGENCY Blueprint Intergovernmental Agency APPROVED.01 STATEMENT OF POLICY The purpose of this administrative regulation is to establish a

More information

ARLINGTON COUNTY, VIRGINIA. County Board Agenda Item Meeting of November 17, 2012

ARLINGTON COUNTY, VIRGINIA. County Board Agenda Item Meeting of November 17, 2012 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of November 17, 2012 DATE: November 9, 2012 SUBJECT: Approval of an Agreement of Sale Between BREOF Thomas REO, LLC and the County Board of Arlington

More information

Misconceptions about Across-the-Fence Methodology

Misconceptions about Across-the-Fence Methodology Misconceptions about Across-the-Fence Methodology BY JOHN SCHMICK Across-the-fence methodology (ATF) is an appraisal tool frequently used in valuation assignments where the subject is part of railroad

More information

Potential Property Impacts Lawrence to Bryn Mawr Modernization

Potential Property Impacts Lawrence to Bryn Mawr Modernization Potential Property Impacts Lawrence to Bryn Mawr Modernization In order to increase train speeds, reduce delays and modernize stations, the agency has identified a minimal number of properties that would

More information

CHAPTER 10 PURCHASING

CHAPTER 10 PURCHASING CHAPTER 10 PURCHASING GENERAL PROVISIONS 1000. County Purchases. All contracts for the purchase or lease of supplies, materials, equipment, or services, except as to personal and professional services

More information

County of Sonoma Agenda Item Summary Report

County of Sonoma Agenda Item Summary Report Revision No. 20170501-1 County of Sonoma Agenda Item Summary Report Agenda Item Number: 33 (This Section for use by Clerk of the Board Only.) Clerk of the Board 575 Administration Drive Santa Rosa, CA

More information

THE REDEVELOPMENT AGENCY OF THE CITY OF SAN JOSE

THE REDEVELOPMENT AGENCY OF THE CITY OF SAN JOSE BOARD AGENDA: 4/27/10 ITEM: 8.1 THE REDEVELOPMENT AGENCY OF THE CITY OF SAN JOSE MEMORANDUM TO: HONORABLE MAYOR, CITY COUNCIL, AND AGENCY BOARD SUBJECT: SEE BELOW FROM: HARRY S. MAVROGENES EXECUTIVE DIRECTOR

More information

Report. Property Leases Audit Report. Internal Audit Report for August 2010

Report. Property Leases Audit Report. Internal Audit Report for August 2010 Report Office of the General Auditor Summary Three reports were issued during the month: Property Leases Audit Report Skinner East Bypass Screening Structure Rehabilitation Audit Report Yuba Accord Dry

More information

APPENDIX A FACTORS INFLUENCING COUNTY FINANCES

APPENDIX A FACTORS INFLUENCING COUNTY FINANCES APPENDIX A FACTORS INFLUENCING COUNTY FINANCES This page left blank intentionally Appendix A Factors Influencing County Finances The finances of counties are affected by many different factors. Some of

More information

CONSERVATION EASEMENTS FREQUENTLY ASKED QUESTIONS

CONSERVATION EASEMENTS FREQUENTLY ASKED QUESTIONS CONSERVATION EASEMENTS FREQUENTLY ASKED QUESTIONS CCALT Founder and Steamboat rancher, Jay Fetcher notes, You shouldn t even be considering a conservation easement unless two things have happened: (1)

More information

Stormwater Fees for Cemeteries

Stormwater Fees for Cemeteries Stormwater Fees for Cemeteries Presented to Transportation and Environment Committee November 16, 2009 Purpose Background on stormwater fees Fees for cemeteries Option for consideration Next Steps 2 Stormwater

More information

DATE: June 25, 2014 TO:

DATE: June 25, 2014 TO: DATE: June 25, 2014 TO: Board of Commissioners FROM: Patrick Quinton, Executive Director SUBJECT: Report Number 14-25 Authorizing the Executive Director to Execute a Purchase and Sale Agreement Granting

More information

City of Los Angeles CALIFORNIA

City of Los Angeles CALIFORNIA JAN PERRY GENERAL MANAGER City of Los Angeles CALIFORNIA ECONOMIC AND WORKFORCE DEVELOPMENT DEPARTMENT 1200 W. 7th Street Los Angeles, CA 90017 ERIC GARCETTI MAYOR June 1,2016 Council File: 15-0565 Council

More information

SanJose. Memorandum. \\[i[ Or. FROM: Jacky Morales-Ferrand TO: RULES AND OPEN GOVERNMENT COMMITTEE. SUBJECT: ALMADEN ROAD DATE: November 1, 2017

SanJose. Memorandum. \\[i[ Or. FROM: Jacky Morales-Ferrand TO: RULES AND OPEN GOVERNMENT COMMITTEE. SUBJECT: ALMADEN ROAD DATE: November 1, 2017 RULES COMMITTEE: 11-8-17 ITEM: G.5. CITY OF SanJose CAPITAL OF SILICON VALLEY Memorandum TO: RULES AND OPEN GOVERNMENT COMMITTEE FROM: Jacky Morales-Ferrand SUBJECT: 15520 ALMADEN ROAD DATE: Date \\[i[

More information

Staff Report to North Ogden City Council

Staff Report to North Ogden City Council Staff Report to North Ogden City Council SYNOPSIS / APPLICATION INFORMATION Application Request: Consideration and action on a proposal to purchase city owned property and construct utility equipment located

More information

TOWN OF APPLE VALLEY TOWN COUNCIL STAFF REPORT

TOWN OF APPLE VALLEY TOWN COUNCIL STAFF REPORT TOWN OF APPLE VALLEY TOWN COUNCIL STAFF REPORT To: Honorable Mayor and Town Council Date: July 24, 2018 From: Orlando Acevedo, Assistant Director Item No: 6 Economic Development and Housing Subject: ADOPT

More information

RIGHT-of-WAY in INDIAN COUNTRY

RIGHT-of-WAY in INDIAN COUNTRY RIGHT-of-WAY in INDIAN COUNTRY REALTY and the TTP PROGRAM James Brophy FHWA Tribal Transportation Program What is a Right-of-Way? right of way also right-of-way (rtv-w) n. pl. rights of way or right of

More information

WHEREAS, on July 13, 2015, by Roll Call No , the City Council received and

WHEREAS, on July 13, 2015, by Roll Call No , the City Council received and _^L_ Date...February. 13,.2017. RESOLUTION APPROVING COMPETITIVE PROCESS FOR SALE AND REDEVELOPMENT OF THE FIFTH AND WALNUT PARKING GARAGE IN THE METRO CENTER URBAN RENEWAL PROJECT AREA, AND RECEIPT OF

More information

Submitted by: Scott Ferris, Director, Parks Recreation & Waterfront

Submitted by: Scott Ferris, Director, Parks Recreation & Waterfront Office of the City Manager PUBLIC HEARING May 26, 2015 To: From: Honorable Mayor and Members of the City Council Christine Daniel, City Manager Submitted by: Scott Ferris, Director, Parks Recreation &

More information

EXHIBIT 1. PRIVATE ROAD ACCESS EASEMENT and SHARED ROAD MAINTENANCE AGREEMENT for KENNEDY SHORES LANE. Auction Tracts 1-8

EXHIBIT 1. PRIVATE ROAD ACCESS EASEMENT and SHARED ROAD MAINTENANCE AGREEMENT for KENNEDY SHORES LANE. Auction Tracts 1-8 EXHIBIT 1 PRIVATE ROAD ACCESS EASEMENT and SHARED ROAD MAINTENANCE AGREEMENT for KENNEDY SHORES LANE Auction Tracts 1-8 This Private Road Access Easement and Shared Road Maintenance Agreement for Kennedy

More information

Recommendation: The Public Works Director-Engineering recommends adoption of the following resolution.

Recommendation: The Public Works Director-Engineering recommends adoption of the following resolution. CITYol CHICO M 87 City Council Agenda Report Meeting Date: /5/5 TO: City Council FROM: Brendan Ottoboni, PWD-Engineering, 879-690 RE: CONSIDERATION OF A RESOLUTION DECLARING SURPLUS PROPERTY AND AUTHORIZING

More information

City Commission Agenda Cover Memorandum

City Commission Agenda Cover Memorandum City Commission Agenda Cover Memorandum Originating Department: Mayor/Admin (MA) Meeting Type: Regular Agenda Date: 12/05/2016 Advertised: Required?: Yes No ACM#: 21161 Subject: Resolution No. 321-16 declaring

More information

PARK DISTRICT DEVELOPMENT AGREEMENT

PARK DISTRICT DEVELOPMENT AGREEMENT PARK DISTRICT DEVELOPMENT AGREEMENT This Development Agreement (the Agreement ) is made this day of 2017, by and between the CITY OF EAST LANSING, a Michigan municipal corporation, with its offices at

More information

REQUEST FOR PROPOSALS APPRAISAL SERVICES

REQUEST FOR PROPOSALS APPRAISAL SERVICES REQUEST FOR PROPOSALS APPRAISAL SERVICES Issued By: Philadelphia Land Bank Proposals Must Be Received No Later Than: Friday, February 5, 2016, 4:00 PM, Local Time at the Offices of the Philadelphia Land

More information

The terms for completing the transaction are considered to be fair, reasonable and reflective of market value.

The terms for completing the transaction are considered to be fair, reasonable and reflective of market value. GM28.28 REPORT FOR ACTION Land Exchange with 2470347 Ontario Inc. (Galleria Developments) for City Land Forming Part of Wallace Emerson Park and Community Centre at 1260 Dufferin Street Date: June 1, 2018

More information

Sample Engagement Letter

Sample Engagement Letter Sample Engagement Letter [Appraiser Firm Name] [Appraiser Firm Address] [Date] [Client] [Address] Re: Appraisal Request [Brief description of property or assignment] Dear [ ]: [Appraisal firm name or appraiser

More information

LANDLORDS TERMS AND CONDITIONS

LANDLORDS TERMS AND CONDITIONS LANDLORDS TERMS AND CONDITIONS AGENCY AGREEMENT Between Cloud9 Aspirational Property Management Limited The Old Chapel, 14 Fairview Drive, Redland, Bristol, BS6 6PH and Landlord s name/s (all joint landlords):..

More information

CITY COUNCIL MEETING Olympia, Washington January 19, Approval of Property Acquisitions for Harrison Avenue Corridor Improvements Project

CITY COUNCIL MEETING Olympia, Washington January 19, Approval of Property Acquisitions for Harrison Avenue Corridor Improvements Project COUNCIL DATE 1/19/10 AGENDA ITEM 2D CITY COUNCIL MEETING Olympia, Washington January 19, 2010 Approval of Property Acquisitions for Harrison Avenue Corridor Improvements Project CITY MANAGER S RECOMMENDATION:

More information

URA FACT SHEET DISPLACEMENT/ BUSINESS RELOCATION

URA FACT SHEET DISPLACEMENT/ BUSINESS RELOCATION URA FACT SHEET DISPLACEMENT/ BUSINESS RELOCATION Purpose: The Uniform Relocation Assistance and Real Property Act of 1970 (URA) will ensure that persons displaced as a direct result of federally-assisted

More information

The following is a list of assumptions on which this Term Sheet is based:

The following is a list of assumptions on which this Term Sheet is based: NONBINDING TERM SHEET BETWEEN CITY OF LAS VEGAS, CITY PARKWAY V, THE CORDISH COMPANIES, AND FINDLAY SPORTS AND ENTERTAINMENT, LLC This Nonbinding Term Sheet ( Term Sheet ) dated this day of September,

More information

HOME Program Basic Facts

HOME Program Basic Facts HOME Program Basic Facts WHAT IS HOME? HOME is short for "HOME Investment Partnership Program", which became law in 1990. HOME provides an annual formula-based federal grant to the City of San Diego for

More information

CITY OF ROHNERT PARK CITY COUNCIL AGENDA REPORT

CITY OF ROHNERT PARK CITY COUNCIL AGENDA REPORT Meeting Date: February 12, 2013 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

More information

TOWNSHIP OF LANARK HIGHLANDS POLICY FOR THE STOPPING UP, CLOSURE AND SALE OF ROADS POLICY STATEMENT

TOWNSHIP OF LANARK HIGHLANDS POLICY FOR THE STOPPING UP, CLOSURE AND SALE OF ROADS POLICY STATEMENT TOWNSHIP OF LANARK HIGHLANDS POLICY FOR THE STOPPING UP, CLOSURE AND SALE OF ROADS Approval Date: POLICY STATEMENT The Municipal Act provides that the Council of a municipality may pass by-laws for stopping

More information

A Property Owner s Survival Guide to Eminent Domain. 10 Things You Must Know When the Government Wants Your Property

A Property Owner s Survival Guide to Eminent Domain. 10 Things You Must Know When the Government Wants Your Property A Property Owner s Survival Guide to Eminent Domain 10 Things You Must Know When the Government Wants Your Property nossaman.com/eminentdomain What is Eminent Domain and What are My Rights if the Government

More information

Special Purpose Properties. Special Valuation Considerations

Special Purpose Properties. Special Valuation Considerations Special Purpose Properties Special Valuation Considerations 2017 Case Study in Ottawa: New Automobile Dealership Many brand-specific specialties Cost: $4,000,000 (including land and a developer fee) Sales

More information

Board of Directors Meeting. Action Item X-C. July 12, 2018

Board of Directors Meeting. Action Item X-C. July 12, 2018 Board of Directors Meeting Action Item X-C July 12, 2018 Office Consoldiation Action Item (C) 07-12-2018 Washington Metropolitan Area Transit Authority Board Action/Information Summary Action Information

More information

DISPOSITION OF REAL PROPERTY/PERSONAL PROPERTY

DISPOSITION OF REAL PROPERTY/PERSONAL PROPERTY CELINA CITY SCHOOL DISTRICT 7300/page 1 of 9 DISPOSITION OF REAL /PERSONAL The Board of Education believes that the efficient administration of the District may require the disposition of real property

More information

A GENERAL GUIDE TO THE RELOCATION ASSISTANCE PROGRAM OF THE PENNSYLVANIA DEPARTMENT OF TRANSPORTATION

A GENERAL GUIDE TO THE RELOCATION ASSISTANCE PROGRAM OF THE PENNSYLVANIA DEPARTMENT OF TRANSPORTATION A GENERAL GUIDE TO THE RELOCATION ASSISTANCE PROGRAM OF THE PENNSYLVANIA DEPARTMENT OF TRANSPORTATION Prepared By: Commonwealth of Pennsylvania Department of Transportation Right-of-Way Acquisition Unit

More information

AGENDA OF THE COUNCIL OF THE CITY OF FORT COLLINS, COLORADO. September 18, Proclamations and Presentations 5:30 p.m. Regular Meeting 6:00 p.m.

AGENDA OF THE COUNCIL OF THE CITY OF FORT COLLINS, COLORADO. September 18, Proclamations and Presentations 5:30 p.m. Regular Meeting 6:00 p.m. AGENDA OF THE COUNCIL OF THE CITY OF FORT COLLINS, COLORADO September 18, 2001 Proclamations and Presentations 5:30 p.m A. Presentation of a Plaque to the Neighborhood Task Force for its Award of Excellence

More information

BOARD MEETING MINUTES WEDNESDAY OCTOBER 18, :00 P.M. COEUR D ALENE PUBLIC LIBRARY COMMUNITY ROOM

BOARD MEETING MINUTES WEDNESDAY OCTOBER 18, :00 P.M. COEUR D ALENE PUBLIC LIBRARY COMMUNITY ROOM BOARD MEETING MINUTES WEDNESDAY OCTOBER 18, 2017 4:00 P.M. COEUR D ALENE PUBLIC LIBRARY COMMUNITY ROOM 1. CALL TO ORDER Chairman Hoskins called the ignite cda board meeting to order at 4:00 p.m. ignite

More information

TO MEMBERS OF THE COMMITTEE ON GROUNDS AND BUILDINGS: ACTION ITEM

TO MEMBERS OF THE COMMITTEE ON GROUNDS AND BUILDINGS: ACTION ITEM GB5 Office of the President TO MEMBERS OF THE COMMITTEE ON : For Meeting of ACTION ITEM AMENDMENT OF THE BUDGET FOR STATE CAPITAL IMPROVEMENTS AND THE CAPITAL IMPROVEMENT PROGRAM AND APPROVAL OF EXTERNAL

More information

Tern Bay. Adopted Budget Fiscal Year JPWard and Associates LLC. TOTAL Commitment to Excellence. Community Development District.

Tern Bay. Adopted Budget Fiscal Year JPWard and Associates LLC. TOTAL Commitment to Excellence. Community Development District. JPWARD and Associates LLC JPWard and Associates LLC TOTAL Commitment to Excellence Tern Bay Exhibit A Adopted Budget JPWARD and Associates LLC Tern Bay Table of Contents Budget Page General Fund 16 Debt

More information

SUBJECT: Unacceptable Assignment Conditions in Real Property Appraisal Assignments

SUBJECT: Unacceptable Assignment Conditions in Real Property Appraisal Assignments 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 ADVISORY OPINION 19 (AO-19) This communication by the Appraisal Standards Board (ASB) does not establish new standards

More information

a. RIGHTS OF WAY: Utility will own, operate and maintain extension facilities only: ISSUED BY Date Filed: July 2, 1996

a. RIGHTS OF WAY: Utility will own, operate and maintain extension facilities only: ISSUED BY Date Filed: July 2, 1996 SOUTHERN CALIFORNIA WATER COMPANY ORIGINAL Cal. P.U.C. Sheet No. 1005-E Page 1 APPLICABILITY: This rule is applicable to extension of electric Distribution Lines 1 of Utility s standard voltages (less

More information

City of Melissa, Texas Plat Dedication Language

City of Melissa, Texas Plat Dedication Language City of Melissa, Texas Plat Dedication Language [INCLUDE THE FOLLOWING DEDICATION LANGUAGE FOR INDIVIDUALS (MODIFY APPROPRIATELY TO REFLECT EXACTLY AS SHOWN ON PROPERTY DEED)]: NOW THEREFORE, KNOW ALL

More information

THE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330

THE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330 THE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330 REVIEW NOTES by CHUCK DUNN CHAPTER 12 Copyright 2010 by the Real Estate Division and Chuck Dunn. All rights reserved ARE 3 RD EDITION REVIEW

More information

NEW JERSEY TRANSIT CORPORATION SPECIAL TELEPHONE BOARD OF DIRECTORS MEETING JUNE 25, 2013 ACTION ITEM

NEW JERSEY TRANSIT CORPORATION SPECIAL TELEPHONE BOARD OF DIRECTORS MEETING JUNE 25, 2013 ACTION ITEM NEW JERSEY TRANSIT CORPORATION SPECIAL TELEPHONE BOARD OF DIRECTORS MEETING JUNE 25, 2013 FINAL AGENDA PAGE CALL TO ORDER PUBLIC COMMENTS ON AGENDA ITEM ONLY EXECUTIVE SESSION AUTHORIZATION ACTION ITEM

More information

Table of Contents. General Fund Budget Account Category Descriptions 1. Debt Service Fund Budget Account Category Descriptions 4

Table of Contents. General Fund Budget Account Category Descriptions 1. Debt Service Fund Budget Account Category Descriptions 4 Trevesta Community Development District www.trevestacdd.org Adopted Budget for Fiscal Year 2018/2019 Presented by: Rizzetta & Company, Inc. 9530 Marketplace Road Suite 206 Fort Myers, Florida 33912 Phone:

More information

Policy for the Sale and Disposition of Real Property Interests Approved by City Council February 25, 2008 Revision Date Replaces

Policy for the Sale and Disposition of Real Property Interests Approved by City Council February 25, 2008 Revision Date Replaces POLICY AND PAGE 1 of 7 Tab Corporate Services Authority Realty Services Subject Policy for the Sale and Disposition of Real Property Interests Approved by City Council February 25, 2008 Revision Date Replaces

More information

NCDOT Surplus and Residue Property and Procedures for Sale and Disposal. Jon Nance March 20, 2013

NCDOT Surplus and Residue Property and Procedures for Sale and Disposal. Jon Nance March 20, 2013 NCDOT Surplus and Residue Property and Procedures for Sale and Disposal Jon Nance March 20, 2013 Four Focus Areas Definitions of Residue & Surplus Right of Way Existing Residue Properties Processes for

More information

ORDINANCE NO. 15,060

ORDINANCE NO. 15,060 ORDINANCE NO. 15,060 AN ORDINANCE to amend the Municipal Code of the City of Des Moines, Iowa, 2000, adopted by Ordinance No. 13,827, passed June 5, 2000, as heretofore amended, is hereby amended by adding

More information

A Guide for Property Owners and Tenants

A Guide for Property Owners and Tenants A Guide for Property Owners and Tenants Contents 1 Introduction 2-4 Important Terms Used In This Brochure 5 Public Involvement 6-7 Property Appraisal 7 Just Compensation 8 Exceptions to the Appraisal

More information

Proposed Transaction between City of Toronto and Lanterra 234 Simcoe Realty Ltd St. Patrick Street (Municipal Carpark 221)

Proposed Transaction between City of Toronto and Lanterra 234 Simcoe Realty Ltd St. Patrick Street (Municipal Carpark 221) GM26.15 REPORT FOR ACTION Proposed Transaction between City of Toronto and Lanterra 234 Simcoe Realty Ltd. - 121 St. Patrick Street (Municipal Carpark 221) Date: March 14, 2018 To: Government Management

More information

A Business Owner s Survival Guide to Eminent Domain. 10 Things You Must Know When the Government Wants to Condemn Property

A Business Owner s Survival Guide to Eminent Domain. 10 Things You Must Know When the Government Wants to Condemn Property A Business Owner s Survival Guide to Eminent Domain 10 Things You Must Know When the Government Wants to Condemn Property nossaman.com/eminentdomain What is Eminent Domain and What are My Rights as a Business

More information

TRANSFER OF DEVELOPMENT RIGHTS

TRANSFER OF DEVELOPMENT RIGHTS STEPS IN ESTABLISHING A TDR PROGRAM Adopting TDR legislation is but one small piece of the effort required to put an effective TDR program in place. The success of a TDR program depends ultimately on the

More information

Planning Services/Inspections Services FY12 Budget Presentation

Planning Services/Inspections Services FY12 Budget Presentation Planning Services/Inspections Services FY12 Budget Presentation August 16, 2011 Planning Services Provides staff support to the Planning Board, Zoning Board of Adjustment, Architectural Review Board, Environmental

More information

Orange Water and Sewer Authority Water and Sewer System Development Fee Study

Orange Water and Sewer Authority Water and Sewer System Development Fee Study Orange Water and Sewer Authority Water and Sewer System Development Fee Study March 6, 2018 March 6, 2018 Mr. Stephen Winters Director of Finance and Customer Service 400 Jones Ferry Road Carrboro, NC

More information

RULES AND REGULATIONS FOR ADMINISTRATION OF AREA DRAINAGE PLANS

RULES AND REGULATIONS FOR ADMINISTRATION OF AREA DRAINAGE PLANS RIVERSIDE COUNTY RULES AND REGULATIONS FOR ADMINISTRATION OF AREA DRAINAGE PLANS ADOPTED JUNE 10, 1980 BY RESOLUTION NO. 80-244 AMENDMENTS RESOLUTION NO. May 26, 1981 81-148 Nov. 9, 1982 82-320 July 3,

More information

Noise Mitigation Plan

Noise Mitigation Plan Runway 9R/27L Expansion Project Broward County Aviation Department PREPARED BY: The Urban Group, Inc. September 26, 2011 00010859-1 Noise Mitigation Plan Runway 9R/27L Expansion Project Prepared By: The

More information

San Joaquin County Grand Jury. Getting Rid of Stuff - Improving Disposal of City and County Surplus Public Assets Case No.

San Joaquin County Grand Jury. Getting Rid of Stuff - Improving Disposal of City and County Surplus Public Assets Case No. San Joaquin County Grand Jury Getting Rid of Stuff - Improving Disposal of City and County Surplus Public Assets 2012-2013 Case No. 0312 Summary Cities and counties are authorized to purchase capital assets

More information

SUBJECT: Board Approval: 1/18/07

SUBJECT: Board Approval: 1/18/07 1255 Imperial Avenue, Suite 1000 San Diego, CA 92101-7490 619/231-1466 FAX 619/234-3407 Policies and Procedures No. 18 SUBJECT: Board Approval: 1/18/07 JOINT USE AND DEVELOPMENT OF PROPERTY PURPOSE: It

More information

TARGETED VERIFICATION DOCUMENTS

TARGETED VERIFICATION DOCUMENTS TARGETED VERIFICATION DOCUMENTS In an effort to reduce the amount of documentation provided in the overall application, the Commission has shifted some questions and documentation to the Pre-Application

More information

Creation of the Lake Holiday Sanitary District;

Creation of the Lake Holiday Sanitary District; Creation of the Lake Holiday Sanitary District; Frederick County Comes to the Aid of a Property Owner s Association Prepared by Kris C. Tierney Assistant County Administrator Frederick County, Virginia

More information

DELAWARE STATE HOUSING AUTHORITY RELOCATION ASSISTANCE POLICY

DELAWARE STATE HOUSING AUTHORITY RELOCATION ASSISTANCE POLICY DELAWARE STATE HOUSING AUTHORITY RELOCATION ASSISTANCE POLICY In all Developments financed with Federal HOME or other Federal Funds, State Housing Development Funds (HDF) or Low Income Housing Tax Credits

More information

City of San Juan Capistrano Agenda Report. Honorable Mayor and Members of the City Council. Joel Rojas, Development Services Director ~ )P

City of San Juan Capistrano Agenda Report. Honorable Mayor and Members of the City Council. Joel Rojas, Development Services Director ~ )P 10/17/2017 F1b TO: FROM: SUBMITTED BY: City of San Juan Capistrano Agenda Report Honorable Mayor and Members of the City Council ~n Siegel, City Manager Joel Rojas, Development Services Director ~ )P PREPARED

More information

DATE: March 21, 2017 Mayor and City Council Mark McNeill, City Administrator Letter of Intent Village at Mendota Heights Parcels COMMENT:

DATE: March 21, 2017 Mayor and City Council Mark McNeill, City Administrator Letter of Intent Village at Mendota Heights Parcels COMMENT: DATE: March 21, 2017 TO: FROM: SUBJECT: Mayor and City Council Mark McNeill, City Administrator Letter of Intent Village at Mendota Heights Parcels COMMENT: INTRODUCTION The Council is asked to approve

More information

r Lee County Board Of County Commissioners

r Lee County Board Of County Commissioners r Lee County Board Of County Commissioners Agenda Item Summary Blue Sheet No. 20041054 1. REQUESTED MOTION: ACTION REQUESTED: Authorize: (1) approval of Real Estate Sales Agreement, for sale of ureviouslv

More information

SOUTHERN HILLS PLANTATION I COMMUNITY DEVELOPMENT DISTRICT FISCAL YEAR 2018 ADOPTED BUDGET JUNE 7, 2017

SOUTHERN HILLS PLANTATION I COMMUNITY DEVELOPMENT DISTRICT FISCAL YEAR 2018 ADOPTED BUDGET JUNE 7, 2017 FISCAL YEAR 2018 ADOPTED BUDGET JUNE 7, 2017 TABLE OF CONTENTS Description Page Number(s) General Fund 1-2 Definitions of General Fund Expenditures 3-4 Debt Service Fund - Series 2011 5 Bond Amortization

More information

SOUTHERN HILLS PLANTATION I COMMUNITY DEVELOPMENT DISTRICT FISCAL YEAR 2019 PROPOSED BUDGET UPDATED APRIL 23, 2018

SOUTHERN HILLS PLANTATION I COMMUNITY DEVELOPMENT DISTRICT FISCAL YEAR 2019 PROPOSED BUDGET UPDATED APRIL 23, 2018 FISCAL YEAR 2019 PROPOSED BUDGET UPDATED APRIL 23, 2018 TABLE OF CONTENTS Description Page Number(s) General Fund 1-2 Definitions of General Fund Expenditures 3-4 Debt Service Fund - Series 2011 5 Bond

More information

Community Occupancy Guidelines

Community Occupancy Guidelines Community Occupancy Guidelines Auckland Council July 2012 Find out more: phone 09 301 0101 or visit www.aucklandcouncil.govt.nz Contents Introduction 4 Scope 5 In scope 5 Out of scope 5 Criteria 6 Eligibility

More information

APPENDIX A FACTORS INFLUENCING CITY FINANCES

APPENDIX A FACTORS INFLUENCING CITY FINANCES APPENDIX A FACTORS INFLUENCING CITY FINANCES This page left blank intentionally Appendix A Factors Influencing City Finances The finances of cities are affected by many different factors. Some of the variation

More information

SAN JOSE CAPITAL OF SILICON VALLEY

SAN JOSE CAPITAL OF SILICON VALLEY COUNCIL AGENDA: 9/22/15 ITEM: q (J CITY OF SAN JOSE CAPITAL OF SILICON VALLEY Memorandum TO: HONORABLE MAYOR, CITY COUNCIL AND SUCCESSOR AGENCY BOARD FROM: Jacky Morales-Ferrand Jennifer A. Maguire SUBJECT:

More information

LAND USE AND ZONING OVERVIEW

LAND USE AND ZONING OVERVIEW OVERVIEW OF PLANNING POLICIES LAND USE AND ZONING OVERVIEW The Minneapolis Plan for Sustainable Growth and Other Adopted Plans Community Planning and Economic Development Development Services Division

More information

(Not to exceed a total of 10 minutes nor more than 2 minutes for any individual).

(Not to exceed a total of 10 minutes nor more than 2 minutes for any individual). I. ROLL CALL II. III. IV. APPROVAL OF AGENDA APPROVAL OF MINUTES A. March 20, 2017 Minutes PUBLIC PARTICIPATION ASSEMBLY STANDING COMMITTEE LANDS AND RESOURCES COMMITTEE THE CITY AND BOROUGH OF JUNEAU,

More information

RENTAL, LEASE AND SALE OF REAL PROPERTY

RENTAL, LEASE AND SALE OF REAL PROPERTY RENTAL, LEASE AND SALE OF REAL PROPERTY Policy No. 6882 October 3, 2018 Page 1 of 7 Because of changes in enrollment, student assignment policies and other characteristics of the district from time-to-time,

More information

LCRA BOARD POLICY 401 LAND RESOURCES. Sept. 21, 2016

LCRA BOARD POLICY 401 LAND RESOURCES. Sept. 21, 2016 LCRA BOARD POLICY 401 LAND RESOURCES Sept. 21, 2016 401.10 PURPOSE This policy establishes guidelines for the acquisition, disposition, use and management of all LCRA land rights. 401.20 DEFINITIONS Land

More information

CITY OF ELK GROVE CITY COUNCIL STAFF REPORT

CITY OF ELK GROVE CITY COUNCIL STAFF REPORT CITY OF ELK GROVE CITY COUNCIL STAFF REPORT AGENDA ITEM NO. 10.1 AGENDA TITLE: Consider a resolution authorizing the City Manager to negotiate and enter into a purchase contract for the acquisition of

More information

Planning Commission Planned Unit Development Master Development Plan Application

Planning Commission Planned Unit Development Master Development Plan Application Planning Commission Planned Unit Development Master Development Plan Application Refer to Meeting and Submittal Dates Calendar for Application Deadlines Note: A pre-application conference is required at

More information

Chapter 3 Business Valuation Report

Chapter 3 Business Valuation Report CHAPTER 3: BUSINESS VALUATION REPORT Chapter 3 Business Valuation Report A1. Pre-IPO Valuation Need Company Restructuring and Financing It is not unusual that companies undergo series of restructuring

More information

CITY COUNCIL JUNE 6, 2016 PUBLIC HEARING

CITY COUNCIL JUNE 6, 2016 PUBLIC HEARING CITY COUNCIL JUNE 6, 2016 PUBLIC HEARING SUBJECT: INITIATED BY: COST OF SERVICES STUDY AND PROPOSED FEE RESOLUTION FOR FISCAL YEAR 2016-17 FINANCE & TECHNOLOGY SERVICES DEPARTMENT (David A Wilson, Director)

More information

The Bonus Zoning policy will be applied in conjunction with the Implementation policies contained within the Official Plan.

The Bonus Zoning policy will be applied in conjunction with the Implementation policies contained within the Official Plan. Policy Title: Bonus Zoning Policy Number: 07-03-01 Section: Community Development Subsection: Planning Tools Effective Date: September 26, 2012 Last Review Date: Approved by: Council Owner Division/Contact:

More information