County of Sonoma Agenda Item Summary Report
|
|
- Ashlynn Chandler
- 5 years ago
- Views:
Transcription
1 County of Sonoma Agenda Item Summary Report Agenda Item Number: 36 (This Section for use by Clerk of the Board Only.) Clerk of the Board 575 Administration Drive Santa Rosa, CA To: Board of Supervisors Board Agenda Date: May 17, 2016 Vote Requirement: Majority Department or Agency Name(s): Permit and Resource Management Department Staff Name and Phone Number: Blake Hillegas (707) Title: Supervisorial District(s): Fifth General Plan Amendment, Zone Change, Major Subdivision, Affordable Housing Alternative Equivalent, and Use Permit; Orrin Thiessen, PLP Recommended Actions: Approve a Resolution adopting a Mitigated Negative Declaration and approving a General Plan Amendment, Zone Change, Major Subdivision, Affordable Housing Alternative Equivalent, and a Use Permit; and Adopt an Ordinance approving the Zone Change for Orrin Thiessen s Green Valley Village on a 1.38 acre site Bowen Street and 3050 Edison Street, Graton. APN , -006 and -007; Fifth District. Executive Summary: Background: The 1.38 acre site is located in downtown Graton and is bound by a public alley, and three public streets: Edison, Shirley and Bowen Streets. The project involves the subdivision of 1.38 acres into 10 single family residential small lots for the construction of eight market rate homes with six second dwelling units, and the sale of two lots to Habitat for Humanity for construction of two homes affordable to low income households. The Project includes a 0.5 acre community park and garden parcel to be purchased and maintained by the Graton Green Group and a.07 acre parcel to be dedicated to the Downtown Graton Mutual Water Company. On January 6, 2016, the Design Review Committee reviewed and supported the project with recommended design improvements. On January 21, 2016, the Project Review Advisory Committee voted to recommend Conditions of Approval for the project. On April 28, 2016, the Planning Commission held a public hearing and adopted a resolution recommending approval of the project subject to Conditions of Approval. The project site currently contains a well, water storage tanks, filter and pumping system for the Downtown Graton Mutual Water system which will be retained and enhanced with the project. The site also contains an existing community garden. The applicant has a written sales agreement for the Graton
2 Green Group to purchase 0.5 acres of the project site for long term maintenance of a community park and garden. The applicant has also entered into a written agreement with Habitat for Humanity to sell them two fully improved lots at below market rate so they can build two homes for sale to qualifying low income families. Project Description: The project includes the subdivision of 1.38 acres into 10 single family residential small lots, a 0.5 acre community park and garden parcel to be purchased and maintain by the Graton Green Group, and a.07 acre parcel to be dedicated to the Downtown Graton Mutual Water Company. The entitlements that are necessary to accommodate the project include: 1) General Plan Amendment from the Limited Commercial designation to the Urban Residential 15 du/acre for the residential component and Public/Quasi Public Facility designations for the community park and garden and existing public water system parcels; 2) A corresponding Zone Change from the LC (Limited Commercial) AH (Affordable Housing) District to the R3 B6 15 (High Density Residential 15 du/acre) and PF (Public Facility) Districts; 3) Subdivision of 1.38 acres into 10 single family residential Lots, a.5 acre publicly accessible (privately maintained) park and garden parcel, and a.07 acre community water system parcel; 4) Affordable Housing Alternative Equivalent consisting of two single family residences affordable to low-income households; and a 5) Planned Development Use Permit to allow reduced residential lot sizes, lot widths, and building setbacks in accordance with a Precise Development Plan. Affordable Housing Inclusionary Requirement. The Affordable Housing inclusionary zoning requirement for residential development is to: 1) pay affordable housing in-lieu fees for each residence; 2) provide 20% of the units on-site affordable to low and moderate income households (one low and one moderate income residence for this project); 3) construct second dwelling units on each lot; or 4) propose an Alternative Equivalent. The applicant is proposing an Affordable Housing Alternative Equivalent on lots 9 and 10 as noted below. Proposed Affordable Housing Alternative Equivalent. The applicant s proposed Alternative Equivalent consists of a written agreement with Habitat For Humanity, where the applicant would sell two lots at below market rate so they can construct affordable housing to meet the projects inclusionary requirement. Specifically, the developer has agreed to sell two improved residential lots to Habitat for Humanity at below market rate for a total of $80,000 dollars. This price is approximately $200,000 below market rate. Habitat for Humanity would construct two of the ten single family residences for sale to qualifying low income households. This subsidy is greater than what would be required if in-lieu fees were proposed. For comparison, if in-lieu affordable housing fees were paid instead of an Alternative Equivalent, the fees would amount to approximately $100,000 dollars. The Alternative Equivalent proposal to provide two homes in the low
3 income category can also be considered equivalent or a slightly deeper level of affordability than the onsite inclusionary requirement of one low and one moderate income units. Proposed Public interest/benefit. General Plan Amendments must be found to be in the public interest according to Government Code and be found consistent with the overall goals, objectives, policies and programs of the General Plan. To address the public interest requirement, the project proposes the construction of six 500 square foot second dwelling units (affordable by design), the sale of.5 acres of land to the Graton Green Group for a privately owned and maintained community park and garden, and the dedication of.07 acres to the downtown Graton Mutual Water Company to accommodate the existing mutual water system. Project Design: The two story homes would be oriented toward the proposed park and garden and gain access from a new sidewalk adjoining the park. Two-car garages, located at the rear of each lot, would be accessed from an existing alley that would be improved to County standards. Public improvements on Edison Street would consist of new pavement to enhance existing on-street parking and new curb, gutter and sidewalk. Public improvements along Bowen Streets would include new curb, gutter and sidewalk where necessary. Two new water storage tanks are proposed to improve the downtown Graton Mutual Water system and provide fire flow for the project. The existing drainage way traversing the southerly boundary of the site is incorporated into the project (see Exhibit D). The single family residential lots range from 2,613 sq. ft. to 3,920 sq. ft. in size. All of the homes would be two stories and contain flexible floor plans containing 2-3 bedrooms. Eight of the residences would be 1,655 square feet in size. The two affordable units would be smaller, but would be no less than 1,241 square feet in area and would be architecturally consistent with the market rate homes. All of the homes would include sufficient variation in design, but would be integrated through the use of compatible styles, materials, and colors. Building materials consist of Hardiplank siding material manufactured to simulate horizontal lap or shingle siding. All roof materials would be asphalt shingle. Determinations of the Planning Commission: Issue #1: General Plan Consistency The Planning Commission determined that the proposed General Plan land use amendment is in the public interest because the project includes six second dwelling units (affordable by design) in addition to an Affordable Housing Alternative Equivalent, whereby Habitat for Humanity would provide two residences to low income households. The Planning Commission also determined that the sale of.5 acres to the Graton Green Group for the long term maintenance of a public accessible community park and garden, and enhancement of the existing downtown Graton Mutual Water System for improved fire suppression is a public benefit. Finally, the Planning Commission determined that the project is consistent with the applicable General Plan Goals and Policies as noted below.
4 Land Use The project meets General Plan criteria for a change in land use to Urban Residential in that the property is an infill site within an Urban Service Area, adequate public facilities and services are available, convenient access to commercial services are provided, the project has convenient access to designated arterial roads, and environmental constraints are limited. Further, the project would specifically implement Sebastopol Planning Area Policy LU-17d: to consider designation of vacant sites east of Bowen Street and south of Graton Road from commercial/industrial use to urban residential use because adequate infrastructure is available and the project would not adversely impact public services or the neighborhood. Housing Affordable Housing Alternative Equivalent The Planning Commission determined that the proposed affordable Housing Alternative Equivalent, consisting of the applicant s sales agreement with Habitat for Humanity to construct two low income units, conforms with General Plan Housing Goal 3: to promote the production of affordable housing and is equivalent to paying affordable housing in-lieu fees or otherwise constructing on-site affordable housing. The project implements Housing Element Objective HE-1.1 to continue existing County and Community Development Commission efforts to provide affordable housing because the Conditions of Approval require the recordation of a 30 year Affordable Housing Agreement between the County Community Development Commission and the developer. While the second dwelling units are not subject to affordability restrictions, they are considered affordable by design according to recent surveys. The Planning Commission clarified in the Conditions of Approval that second dwelling units must be made available for rent to another household, and that transient occupancy is prohibited. The Planning Commission also clarified that the two affordable units must be constructed prior to or concurrent with the market rate units. Open Space and Conservation The Planning Commission determined that the developer s partnership with the Graton Green Group to acquire land for the long term maintenance of a community park and garden implements General Plan Open Space and Conservation policies calling for the provision of public park facilities to serve communities. The Planning Commission determined the project to be consistent with the urban design principles of Policy OSRC-5b because the layout of the residential lots, with homes backing onto an alley and fronting onto the proposed community park and garden, provides physical and visible access to the park, and encourages social interaction amongst neighboring residents. The two-story scale of the homes is compatible with the mix of existing single and two story structures found in the neighborhood. Finally, the Planning Commission determined that the development appropriately incorporates the riparian drainage way traversing the project site. Circulation and Transit Major local intersections at Graton Road/Highway 116 and Mueller Road/Highway 116 and are signalized and operating at acceptable levels. A focused traffic study was prepared addressing site
5 access and bicycle and pedestrian facilities. Conditions of Approval #65 and #103 require the trimming of vegetation on Edison and Bowen Streets to improve vehicular site distance. The Planning Commission determined that the project responds to GOAL CT-3: to establish a viable transportation alternative to the automobile because sidewalks will be provided on Bowen and Edison Streets, and Bowen Street will continue to function as Class III bikeway, providing an important link in the Class I West County Regional Trail. Condition of Approval #106 requires that bike racks be provided within the proposed park near Bowen Street. The project is an infill development located within walking distance to existing bus stops serving downtown Graton. In coordination with the County s project to improve sidewalks in Graton to compy with the American Disabilities Act, the Planning Commission added the following language to Conditions of Approval #72, #73, and #77, to provide cost sharing of curb, gutter, and sidewalk improvements on Bowen Street. Alternatively, the Developer may pay to the Department of Transportation and Public Works 50% of its cost to remove and replace the same as part of County Project No. C (Phase 2 Graton ADA). Payment is due prior to issuance of the first building permit on the lots within the subdivision. An invoice will be provided upon request; Public Facilities Objective PF-1.1: is to plan for healthful water supplies and wastewater facilities adequate to serve the growth projected in the General Plan. The Planning Commission determined that existing water supply and sanitation facilities are adequate to serve the project. The Graton Mutual Water Company well, storage and pumping system is located on the project site, and would be enhanced with additional water storage tanks to serve the project and improve fire flow in downtown Graton. The water system is regulated by the State and draws from a major natural recharge area. The State has not identified any water supply issues and the water company has issued a will-serve letter for the project. At the recommendation of the Planning Commission, the applicant agreed to pursue relocating the proposed water tanks to the south of the existing water tanks if drainage way setbacks can be met. Sanitation facilities are operated by the Graton Community Services District which has also issued a willserve letter for the project. The sanitation facilities were recently upgraded to tertiary treatment. Goal PF-2: is to assure that park and recreation, public education, fire suppression and emergency medical, solid waste services, and public utility sites are available to the meet future needs of Sonoma County residents. The Planning Commission determined that adequate public services and facilities exist to serve the project. As noted above the project would include a new.5 acre community park and garden and dedicate land to accommodate the existing downtown Graton Mutual Water System. The recently constructed Graton Fire Station is located within ½ mile of the site. No capacity issues were identified with local schools and other services. The applicant would pay school and park mitigation impact fees to address potential increase in demand on these facilities. The Planning Commission required that a drinking fountain be installed in the proposed park and garden (Condition #106). To provide more flexibility in securing long term maintenance of the proposed park and garden parcel, the Planning Commission Modified Condition of Approval #111 to allow the privately owned and maintained park to be conveyed to a public entity provided long term maintenance is secured as would
6 be defined in the public use easement required by Condition #108. Issue #2: Zoning Consistency The current zoning for the project site is LC (Limited Commercial) with an AH (Affordable Housing) combining District. In the Limited Commercial/Affordable Housing zoning district the site could be developed with a commercial use, mixed use, or 100% affordable housing. While the AH zoning allows a 100% affordable housing proposal, it is not mandated. The proposed project includes 10 residential units on.7 acres, which equates to a density of 15 du/acre. The Planning Commission determined that the proposed High Density Residential 15 du/acre (R3 B6 15) Zoning District is appropriate to accommodate the project, including the proposed Affordable Housing Alternative Equivalent. The Planning Commission also determined that the proposed zoning is consistent with the General Plan and would implement the Urban Residential 15 du/acre land use designation. Planned Developments are permitted by Use Permit in R3 B6 15 zoning district to provide flexibility from standard lot size and setback requirements provided there are unique circumstances, innovation in design, or the provision of affordable housing. The project is proposed as a Planned Development because the typical R3 lot size and building setbacks are not met as follows: Maximum Building Height Proposed Building Height 35 ft. 31 ft. Minimum Lot Size Proposed Lot Size 6,000 sq. ft. 2,613 3,920 sq. ft. Minimum Lot Width Proposed Lot with 80 ft ft. Maximum Lot Coverage Proposed Lot Coverage 60% 59% Minimum Setbacks Proposed Setbacks Front 15, Side 5, Rear 10 Front 5, Side 2-4 *, Rear 5 * maintenance access easements are required in side yards (Condition #107). The Planning Commission determined that the project meets the requirement for a Planned Development in that six second dwelling units (affordable by design) will be provided, which is beyond the proposed Alternative Equivalent inclusionary requirement. In addition, the developer s agreement with the Graton Green Group is unique in that it will provide an accessible neighborhood park and garden at no cost to the County.
7 Parking The provision of two-car garages for each residence satisfies the project s parking requirement of one covered parking space per single family residence and one space per second dwelling unit. The Planning Commission supported the proposed parking plan and recognized that the demand for visitor parking would be accommodated along the project s multiple street frontages, including 13 angled parking spaces on Edison Street, 7 parallel parking spaces on Bowen Street, and informal parking on Shirley Street. The Planning Commission indicated support for the applicants plan to record CC&R s, which would require homeowners/tenants to utilize garages for parking. Issue # 3: Design Review The following is a summary of the Design Review Committee s direction on design improvements: 1. On front porches, eliminate lattice and utilize siding material instead. Consider alternate porch roof designs on some units. 2. Provide separation between second unit decks and neighboring garages. 3. Simplify the plant palette and make it less random. Address the newest Water Efficient Landscape Ordinance. 4. Consider Bio-infiltration sod as an alternate grass in the swale that withstands inundation. Condition of Approval #105 requires that the applicant obtain Final Design Review and approval prior to recording the Map. Issue #4: Environmental Review Site specific biological resource, cultural resource, geology and soils, and traffic studies were conducted for the project. As documented in the Initial Study for the project, potentially significant environmental impacts can be mitigated to less than significant by Conditions of Approval. The Planning Commission recommended that a Mitigated Negative Declaration be adopted for the project. Issue #5: Neighborhood Compatibility The Planning Commission determined that the project achieves compatibility with the neighborhood based on the orientation, size, scale, density, and design, of the homes. The layout of the residential lots, with homes backing onto an alley and fronting on to the proposed neighborhood park and garden provides physical and visible access to the park and encourages social interaction amongst neighboring residents. The two story scale of the homes is compatible with the mix of single and two story structures found in the neighborhood. The project incorporates an existing on-site drainage way and a remnant water tower. New on-site parking will be provided in garages accessible from the alley and existing on-street parking will be improved to current standards.
8 Prior Board Actions: N/A Strategic Plan Alignment Goal 2: Economic and Environmental Stewardship The project will provide infill ownership and rental housing opportunities, including low income housing at a density that is compatible with the neighborhood, responsive to site constraints, and capitalizes on existing services. Expenditures Fiscal Summary - FY Funding Source(s) Budgeted Amount $ $ Add Appropriations Reqd. $ State/Federal $ $ Fees/Other $ $ Use of Fund Balance $ $ Contingencies $ $ $ Total Expenditure $ Total Sources $ Narrative Explanation of Fiscal Impacts (If Required): The project will not result in direct fiscal impacts. The project would result in potential indirect fiscal impacts related to the potential demand for certain public services such as fire protection and public safety. Upon recordation of the Map and the sale of the individual lots, the tax base will be increased to address fiscal impacts related to potential increase in demand for services. Position Title (Payroll Classification) Staffing Impacts Monthly Salary Range (A I Step) Additions (Number) Deletions (Number) Narrative Explanation of Staffing Impacts (If Required): N/A Attachments: Draft Board of Supervisors Resolution EXHIBIT A: Conditions of Approval EXHIBIT B: Draft Ordinance and Sectional District Map EXHIBIT C: Aerial Photos EXHIBIT D: Subdivision Map, Precise Development Plan, Grading and Drainage, and Landscaping EXHIBIT E: Architectural Plans
9 EXHIBIT F: Planning Commission Resolution No EXHIBIT G: Planning Commission Actions Dated April 28, 2016 EXHIBIT H: Planning Commission Draft Minutes Dated April 28, 2016 EXHIBIT I: Planning Commission Staff Report and Attachments dated April 28, 2016 EXHIBIT J: Mitigated Negative Declaration EXHIBIT K: Agreement with Habitat For Humanity EXHIBIT L: Agreement with Graton Green Group EXHIBIT M: Correspondence Related Items On File with the Clerk of the Board: Full Size Subdivision and Architectural Plans
County of Sonoma Agenda Item Summary Report
County of Sonoma Agenda Item Summary Report Agenda Item Number: 22 (This Section for use by Clerk of the Board Only.) Clerk of the Board 575 Administration Drive Santa Rosa, CA 95403 To: Sonoma County
More informationCounty of Sonoma Agenda Item Summary Report
County of Sonoma Agenda Item Summary Report Agenda Item Number: 29 (This Section for use by Clerk of the Board Only.) Clerk of the Board 575 Administration Drive Santa Rosa, CA 95403 To: Sonoma County
More informationCounty of Sonoma Agenda Item Summary Report
County of Sonoma Agenda Item Summary Report Agenda Item Number: 18 (This Section for use by Clerk of the Board Only.) Clerk of the Board 575 Administration Drive Santa Rosa, CA 95403 To: Board of Supervisors
More informationCounty of Sonoma Agenda Item Summary Report
County of Sonoma Agenda Item Summary Report Agenda Item Number: 32 (This Section for use by Cler of the Board Only. Cler of the Board 575 Administration Drive Santa Rosa, CA 95403 To: The Sonoma County
More informationChapter SPECIAL USE ZONING DISTRICTS
Chapter 20.20 Sections: 20.20.010 Urban Transition (U-T) Zoning District 20.20.020 Planned Development (P-D) Zoning Districts 20.20.010 Urban Transition (U-T) Zoning District A. Purpose. The purpose of
More informationM E M O. September 14, 2017 Agenda Item #4. Planning Commission. David Goodison, Planning Director
September 14, 2017 Agenda Item #4 M E M O To: From: Planning Commission David Goodison, Planning Director Re: Preliminary review of an application for a mixed-use development proposed for 870 Broadway
More informationCITY OF PETALUMA, CALIFORNIA ANNUAL DEVELOPMENT IMPACT FEE REPORT FISCAL YEAR
Attachment 2 CITY OF PETALUMA, CALIFORNIA ANNUAL DEVELOPMENT IMPACT FEE REPORT FISCAL YEAR 2013-14 Background City of Petaluma Annual Development Impact Fee Report Fiscal Year 2013-14 The Mitigation Fee
More informationRESOLUTION NO. B. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and
RESOLUTION NO. RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ROSA RECOMMENDING TO CITY COUNCIL REZONING TO MODIFY THE EXISTING POLICY STATEMENT AND ADOPT THE BAY VILLAGE HOMES DEVELOPMENT
More informationa. provide for the continuation of collector streets and thoroughfare streets between adjacent subdivisions;
Section 7.07. Intent The requirements of this Section are intended to provide for the orderly growth of the Town of Holly Springs and its extra-territorial jurisdiction by establishing guidelines for:
More informationREPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento
REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA 95814-2671 www.cityofsacramento.org 9 PUBLIC HEARING December 10, 2015 To: Members of the Planning and Design Commission
More informationSECTION 874 SITE PLAN REVIEW
SECTION 874 SITE PLAN REVIEW When a site plan review is required by this Division or Chapters 17.72 or 17.30 of the Fresno County Ordinance Code, the following procedure shall apply: A. SITE PLAN The purpose
More informationCounty of Sonoma Agenda Item Summary Report
Revision No. 20170501-1 County of Sonoma Agenda Item Summary Report Agenda Item Number: 4 (This Section for use by Clerk of the Board Only.) Clerk of the Board 575 Administration Drive Santa Rosa, CA 95403
More informationPublic Facilities and Finance Element
This Element of the General Plan addresses the following public facilities issues: Water Service, including both potable (drinkable) and non-potable water delivery. Sewer Service, and Financing and construction
More informationCounty 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 informationSECTION 7000 LAND DEVELOPMENT REQUIREMENTS
SECTION 7000 LAND DEVELOPMENT REQUIREMENTS 7000 LAND DEVELOPMENT REQUIREMENTS... 1 7001 LEGISLATIVE AUTHORITY... 1 7001.1 LAND DEVELOPMENT... 1 7001.1.1 Title 40, Idaho Code... 1 7001.1.2 Idaho Code 40-1415
More informationWALNUT CREEK DESIGN REVIEW COMMISSION STAFF REPORT. AGENDA: July 6, 2016 ITEM 4b.
WALNUT CREEK DESIGN REVIEW COMMISSION STAFF REPORT Attachment 3 AGENDA: July 6, 2016 ITEM 4b. ORIGINATED BY: COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT PLANNING PROJECT NAME APPLICATION TYPE APPLICATION
More informationTransit Oriented Communities Affordable Housing Incentive Program Guidelines (TOC Guidelines)
Transit Oriented Communities Affordable Housing Incentive Program Guidelines (TOC Guidelines) Implementing Section 6 of Measure JJJ, approved by the voters in November 2016, and added to Los Angeles Municipal
More informationARTICLE IV: DEVELOPMENT STANDARDS
ARTICLE IV: DEVELOPMENT STANDARDS IV-53 409 PRIVATE STREETS A private street means any way that provides ingress to, or egress from, property by means of vehicles or other means, or that provides travel
More informationPLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: April 18, 2019
PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: April 18, 2019 DEVELOPMENT NAME SUBDIVISION NAME Springhill Village Subdivision Springhill Village Subdivision LOCATION 4350, 4354, 4356, 4358,
More informationStaff Report for Council Public Meeting
Agenda Item 3.3 a Staff Report for Council Public Meeting Date of Meeting: February 7, 2018 Report Number: SRPRS.18.022 Department: Division: Subject: Planning and Regulatory Services Development Planning
More informationCITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES
CITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES Development Services Department Planning and Permitting Adopted August 15, 2005 SMALL LOT SINGLE FAMILY HOME GUIDELINES A. Purpose and Applicability.
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 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 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 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 informationRIVER VALE MASTER PLAN PZ CITY COUNCIL PUBLIC HEARING JULY 19, 2017 CITY OF BEND
RIVER VALE MASTER PLAN PZ-16-0954 CITY COUNCIL PUBLIC HEARING JULY 19, 2017 RIVER VALE MASTER PLAN Master Plan process Required for developments over 20 acres Application submitted under old Master Plan
More informationCity of Grande Prairie Development Services Department
City of Grande Prairie Development Services Department COUNTRYSIDE SOUTH OUTLINE PLAN Prepared by: GPEC Consulting Ltd. #202, 10712-100th Street Grande Prairie, AB Council Resolution of August 20, 2001
More informationApplication for Substantial Conformity
Application for Substantial Conformity Date accepted: Accepted by: Fee Paid θ Yes θ No Applicant Information: Owner(s): Mailing Address: City / State / Zip: Application Number: Email address: Office phone:
More informationMINNETONKA PLANNING COMMISSION June 2, A conditional use permit for 2,328 square feet of accessory structures at 4915 Highland Road
MINNETONKA PLANNING COMMISSION June 2, 2016 Brief Description A conditional use permit for 2,328 square feet of accessory structures at Recommendation Recommend the city council adopt the resolution approving
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 informationFINAL DRAFT 12/1/16, Rev. to 7/18/17
FINAL DRAFT 12/1/16, Rev. to 7/18/17 (As Adopted 8/8/17 Effective 9/1/17) SHELTON PLANNING AND ZONING COMMISSION Proposed Amendments to Zoning Regulations I. Amend Section 23 PERMITTED USES by inserting
More information2. Rezone a portion of the lot from R2 (Small Lot Residential) to RD2 (Duplex: Housing Lane).
Public Notice September 6, 2018 Subject Property Subject Property: 337 Hastings Ave Lot 24, District Lot 1, Group 7, Similkameen Division Yale (Formerly Yale-Lytton) District, Plan 932 Application: The
More informationPlanning Commission Report
cjly City of Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA 90210 TEL. (310) 285-1141 FAX. (370) 858-5966 Planning Commission Report Meeting Date: April 28, 2016 Subject: Project
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 informationSTAFF REPORT FOR MAJOR SUBDIVISION
STAFF REPORT FOR MAJOR SUBDIVISION FINAL PLAT CASE NO. FA-12-003 HEARING DATE: November 6, 2013 CASE NAME: Solterra Subdivision Filing No. 13 PROCEDURE: Planning Commission ADDRESS OF MAJOR SUBDIVISION
More informationAction Recommendation: Budget Impact:
City of Fayetteville Staff Review Form Garner Stoll Submitted By 2018-0144 Legistar File ID 4/17/2018 City Council Meeting Date - Agenda Item Only N/A for Non-Agenda Item 3/22/2018 Submitted Date Action
More informationMEMORANDUM. TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
MEMORANDUM TO: FROM: BY: PLANNING COMMISSION TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR MATTHEW DOWNING, ASSISTANT PLANNER SUBJECT: CONSIDERATION OF TENTATIVE PARCEL MAP CASE NO. 14-002; SUBDIVISION
More information1. APPLICANT: The City of Overland Park is the applicant for this request.
8. UNIFIED DEVELOPMENT ORDINANCE AMENDMENT - ZRR 2590 - Residential Neighborhood District 1. APPLICANT: The City of Overland Park is the applicant for this request. 2. REQUESTED ACTION: The applicant is
More informationATLANTA ZONING ORDINANCE UPDATE
CITY OF ATLANTA ZONING ORDINANCE QUICK FIXES In 2015 the City of Atlanta selected a team of consultants to conduct a comprehensive assessment of the City s Zoning Ordinance, including a review of the ability
More informationCity of Fayetteville, Arkansas Page 1 of 3
City of Fayetteville, Arkansas 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Legislation Text File #: 2018-0144, Version: 1 ADM 18-6094 (AMEND UDC 164.19/ACCESSORY DWELLING UNITS): AN
More informationPALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION
PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION Application No.: W-2014-00288 Application Name: O Reilly Auto Parts Control No.: 2013-00286 Applicant: Hutton Growth Blue Sky
More informationBEFORE THE HEARING EXAMINER FOR THURSTON COUNTY
COUNTY COMMISSIONERS Cathy Wolfe District One Diane Oberquell District Two Robert N. Macleod District Three HEARING EXAMINER BEFORE THE HEARING EXAMINER FOR THURSTON COUNTY In the Matter of the Application
More information4 LAND USE 4.1 OBJECTIVES
4 LAND USE The Land Use Element of the Specific Plan establishes objectives, policies, and standards for the distribution, location and extent of land uses to be permitted in the Central Larkspur Specific
More informationMontreal Road District Secondary Plan [Amendment #127, October 9, 2013]
[Amendment #127, October 9, 2013] 1.0 General The following policies are applicable to the Montreal Road District as set out in Schedule 1. 1.1 District Objectives The objective of this Plan is to guide
More informationPlanning and Zoning Commission STAFF REPORT
Planning and Zoning Commission STAFF REPORT AGENDA # TO: FROM: PLANNING AND ZONING COMMISSION Laura Blakeman, City Planner MEETING DATE: April 2, 2015 SUBJECT: DSA-15-00031: Zone Change request from R-1
More informationCity of Placerville Planning Commission AGENDA REPORT ITEM 6.1
Placerville, a Unique Historical Past Forging into a Golden Future City of Placerville Planning Commission AGENDA REPORT ITEM 6.1 MEETING DATE: APPLICATION & NO.: 994 Thompson Way - Site Plan Review 2015-06
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 informationProposed Transit Oriented Communities Affordable Housing Incentive Program Guidelines (TOC Guidelines)
March 13, 2017 - Pg. 1 Proposed Transit Oriented Communities Affordable Housing Incentive Program Guidelines (TOC Guidelines) Implementing Section 6 of Measure JJJ, approved by the voters in November 2016,
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 informationML-4 MULTIFAMILY RESIDENTIAL ZONE. [Added by Ord. No ]
55-26. ML-4 MULTIFAMILY RESIDENTIAL ZONE. [Added 2-2-98 by Ord. No. 1998-1 2] The following regulations apply in the ML-4 Zone. A. Permitted Uses. (1) Garden apartments, together with accessory structures
More informationSUBDIVISION DESIGN PRINCIPLES AND STANDARDS
SECTION 15-200 SUBDIVISION DESIGN PRINCIPLES AND STANDARDS 15-201 STREET DESIGN PRINCIPLES 15-201.01 Streets shall generally conform to the collector and major street plan adopted by the Planning Commission
More informationAccessory Dwelling Units (ADUs)
Community Development Department Planning Division 14177 Frederick Street PO Box 8805 Moreno Valley, CA 92552-0805 (951) 413-3206 Fax (951) 413-3210 Accessory Dwelling Units (ADUs) Completed Project Application
More informationSECTION 10.7 R-PUD (RESIDENTIAL PLANNED UNIT DEVELOPMENT) ZONE
Article X Zones 10-20 SECTION 10.7 R-PUD (RESIDENTIAL PLANNED UNIT DEVELOPMENT) ZONE A. PURPOSE AND INTENT: The R-PUD Residential PUD Zone is intended to provide alternative, voluntary zoning procedures
More informationAccessory Dwelling Unit Permit
PLANNING SERVICES DEPARTMENT 411 Main Street (530) 87-6800 P.O. Box 3420 Chico, CA 527 Application No. APPLICATION FOR Accessory Dwelling Unit Permit Applicant Information Applicant Street Address Daytime
More informationDEVELOPMENT DEPARTMENT STAFF REPORT THE PARK AT 5 TH
DEVELOPMENT DEPARTMENT STAFF REPORT ARB Meeting Date: July 3, 2018 Item #: _PZ2018-293_ THE PARK AT 5 TH Request: Site Address: Project Name: Parcel Number: Applicant: Proposed Development: Current Zoning:
More informationIntroduction. General Development Standards
Introduction The development standards will set the zoning regulations for the East Park development. This section will illustrate lot standards, approximate open space locations and road standards. The
More information8.5.1 R1, Single Detached Residential District
8.5.1 R1, Single Detached Residential District The purpose of this district is to provide for residential development in the form of single detached dwellings. Dwelling, Single Detached Home Business,
More informationParkland-Spanaway-Midland LUAC - Agenda
1. 6:30 P.M. Parkland-Spanaway-Midland LUAC - Agenda Documents: 8 2 17 PSMAC Agenda.pdf 2. Parkland-Spanaway-Midland LUAC Initial Project Review Documents: Lincoln Court PP IPR PSMAC-RJ.pdf Department
More informationSANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT January 11, 2008
SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT January 11, 2008 PROJECT: Gerrity Parking in Side Setback and Gerrity Student Housing Addition HEARINGDATE: January 28, 2008 STAFF/PHONE: J. Ritterbeck,
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of December 14, 2013 DATE: November 12, 2013 SUBJECT: Deed of Dedication, Deeds of Easement and Deeds of Temporary Easement and Construction
More informationCity of Dade City, Florida Land Development Regulations ARTICLE 5: DENSITY, INTENSITY & DIMENSIONAL STANDARDS
City of Dade City, Florida Land Development Regulations ARTICLE 5: DENSITY, INTENSITY & DIMENSIONAL STANDARDS ADOPTED AUGUST 12, 2014 ARTICLE 5: DENSITY, INTENSITY & DIMENSIONAL STANDARDS SECTION 5.1 DIMENSIONAL
More informationCity of Piedmont COUNCIL AGENDA REPORT
City of Piedmont COUNCIL AGENDA REPORT DATE: May 15, 2017 TO: FROM: SUBJECT: Mayor and Council Paul Benoit, City Administrator Consideration of the 2 nd Reading of Ordinance 731 N.S. - Amending Division
More informationFINDINGS OF FACT. Page 1 of 8
FINDINGS OF FACT The City/County Planning staff has prepared the Findings of Fact for the Emerald View Park Subdivision, Amended Lot 1A, Block 3. These findings are based on the preliminary plat application
More informationDEVELOPMENT DEPARTMENT STAFF REPORT STAFF REPORT DRESDEN DRIVE TOWNHOMES DCI
DEVELOPMENT DEPARTMENT STAFF REPORT Meeting Date: September 13, 2018 Item #: PZ2018-319 STAFF REPORT DRESDEN DRIVE TOWNHOMES DCI Request: Project Name: Development of Community Compact (DCI) and six concurrent
More informationLOT AREA AND FRONTAGE
LOT AREA AND FRONTAGE Lot Area & Frontage for the R2.1 Zone Lot Area & Frontage for the R2.4 Zone Minimum Lot Minimum Lot Zone Area Width R2.1 700 sq m 18 m R2.4 600 sq m 16 m Lot Area means the total
More informationInitial Project Review
Pierce County Department of Planning and Land Services, 2401 South 35th Street, Tacoma, WA (253) 798-7037 Initial Project Review Major Amendment to Preliminary Plat: Hawks Ridge Division 1 Application
More informationCITY COUNCIL STAFF REPORT
CITY COUNCIL STAFF REPORT TO: Honorable Mayor and City Council DATE: May 7, 2018 FROM: PREPARED BY: SUBJECT: Matthew Bronson, City Manager A. Rafael Castillo, AICP, Senior Planner Cassandra Mesa, Building
More informationCITY OF SACRAMENTO COMMUNITY DEVELOPMENT DEPARTMENT ZONING ADMINISTRATOR 300 Richards Blvd, 3rd Floor, Sacramento, CA 95811
CITY OF SACRAMENTO COMMUNITY DEVELOPMENT DEPARTMENT ZONING ADMINISTRATOR 300 Richards Blvd, 3rd Floor, Sacramento, CA 95811 ACTION OF THE ZONING ADMINISTRATOR On Thursday, September 14, 2017, the Zoning
More informationZoning Regulations of the Town of Redding Connecticut
Zoning Regulations of the Town of Redding Connecticut Statutory zoning authority was adopted for the Town of Redding, and a Zoning Commission established as provided by law, at a Town Meeting held May
More informationARTICLE OPTIONAL METHOD REGULATIONS
ARTICLE 59-6. OPTIONAL METHOD REGULATIONS DIV. 6.1. MPDU DEVELOPMENT IN RURAL RESIDENTIAL AND RESIDENTIAL ZONES SEC. 6.1.1. GENERAL REQUIREMENTS... 6 2 SEC. 6.1.2. GENERAL SITE AND BUILDING T PE MIX...
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 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 informationTHE REDEVELOPMENT PLAN
PAGE 37 THE REDEVELOPMENT PLAN FUTURE LAND USE The Silver Terrace Redevelopment Area is currently designated as Redevelopment Area #4 on the City of Delray Beach Future Land Use Map (FLUM). This designation
More informationDRAFT -- PROPOSED EXPANSION AND REVISIONS TO DIVISION 24. SPECIAL DISTRICT--COLLEGE AND UNIVERSITY NEIGHBORHOODS DISTRICT
DRAFT -- PROPOSED EXPANSION AND REVISIONS TO DIVISION 24. SPECIAL DISTRICT--COLLEGE AND UNIVERSITY NEIGHBORHOODS DISTRICT Sec. 28-831. Purpose. The college and university neighborhoods district purposes
More informationTown of Cary, North Carolina Rezoning Staff Report 12-REZ-27 Morris Branch Town Council Public Hearing January 24, 2013
Town of Cary, North Carolina Rezoning Staff Report 12-REZ-27 Morris Branch Town Council Public Hearing January 24, 2013 REQUEST To amend the Town of Cary Official Zoning Map to rezone approximately 9.0
More informationCITY OF NAPLES STAFF REPORT
Meeting of 05/13/15 Conditional Use Petition 15-CU3 CITY OF NAPLES STAFF REPORT To: Planning Advisory Board From: Planning Department Subject: Conditional Use Petition 15-CU3 Petitioner: Hazelden Betty
More informationSTAFF REPORT FOR MAJOR SUBDIVISION
STAFF REPORT FOR MAJOR SUBDIVISION FINAL PLAT CASE NO. FA-12-002 HEARING DATE: September 5, 2012 CASE NAME: Solterra Subdivision Filing No. 12 PROCEDURE: Planning Commission ADDRESS OF MAJOR SUBDIVISION
More informationCITY OF KAMLOOPS BYLAW NO A BYLAW TO AMEND THE ZONING BYLAW OF THE CITY OF KAMLOOPS
67 68 CITY OF KAMLOOPS BYLAW NO. 5-1-2796 A BYLAW TO AMEND THE ZONING BYLAW OF THE CITY OF KAMLOOPS The Municipal Council of the City of Kamloops, in open meeting assembled, enacts as follows: 1. This
More informationPuyallup Downtown Planned Action & Code Changes. January 10, 2017
Puyallup Downtown Planned Action & Code Changes January 10, 2017 Purpose & Location Purpose Promote economic development and downtown revitalization Tools: Municipal Code amendments Change development
More informationArticle 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT
Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT DIVISION 3.1 NEIGHBORHOOD CONTEXT DESCRIPTION...3.1-1 Section 3.1.1
More informationARTICLE FIVE FINAL DRAFT
ARTICLE FIVE 021218 FINAL DRAFT Sec. 503.6 Open Space Preservation Option Open Space Preservation Option Open Space Preservation developments may be approved in the AR, R-1, R-2 and R-3 zoning districts,
More informationChapter 5: Testing the Vision. Where is residential growth most likely to occur in the District? Chapter 5: Testing the Vision
Chapter 5: Testing the Vision The East Anchorage Vision, and the subsequent strategies and actions set forth by the Plan are not merely conceptual. They are based on critical analyses that considered how
More informationTHE 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 informationMoore Township Planning Commission 2491 Community Drive, Bath, Pennsylvania Telephone: FAX: Rev:12/23/2013
2491 Community Drive, Bath, Pennsylvania Telephone: 610-759-9449 FAX: 610-759-9448 Rev:12/23/2013 APPLICATION FORM FOR A SITE PLAN PER MOORE TOWNSHIP ZONING ORDINANCE SECTION 200-58.1 NORTHAMPTON COUNTY,
More informationReport to: Development Services Committee Report Date: April 21, 2015
SUBJECT: Preliminary Report Applications for Draft Plan of Subdivision, Zoning By-law Amendment, Plan of Condominium and Site Plan Approval by Urbancorp Inc. 9064-9110 Woodbine Avenue File No s: SU/ZA/CU/SC
More informationPreliminary Fee Simple Unit Lot Subdivision For 55 th Avenue W Townhomes (PFS )
City of Mountlake Terrace 6100 219 th Street SW, Suite 200 Mountlake Terrace, WA 98043 425.776.1161 www.cityofmlt.com Preliminary Fee Simple Unit Lot Subdivision For 55 th Avenue W Townhomes (PFS-15-0001)
More informationAMENDED ZONING BY-LAW ARTICLE SENIOR LIVING COMMUNITY
AMENDED ZONING BY-LAW ARTICLE 13.5 - SENIOR LIVING COMMUNITY ARTICLE : To see if the Town will vote to amend the Zoning Bylaw as follows: 2. By deleting existing Section 13.5, Senior Living Community,
More informationREVISED # Federal Drive Milestones Therapy Project Review for Planning and Zoning Commission
REVISED #2012-111 394 Federal Drive Milestones Therapy Project Review for Planning and Zoning Commission Meeting Date: November 7, 2012 and November 19, 2012 Request: Location: Acreage: Existing Zoning:
More informationRapid City Planning Commission Conditional Use Permit Project Report
Rapid City Planning Commission Conditional Use Permit Project Report September 21, 2017 Applicant Request(s) Case # 17UR020 Conditional Use Permit to allow a mini-storage facility Companion Case(s) # Item
More informationPolicy and Standards for Public Local Residential Streets And Private Streets
Appendix A City of Toronto Development Infrastructure Policy & Standards Policy and Standards for Public Local Residential Streets And Private Streets November 2005 Policy and Standards For Public Local
More informationTown of Cary, North Carolina Rezoning Staff Report 14-REZ-20 Habitat for Humanity Evans Road Town Council Meeting October 16, 2014
Town of Cary, North Carolina Rezoning Staff Report 14-REZ-20 Habitat for Humanity Evans Road Town Council Meeting October 16, 2014 REQUEST To amend the Town of Cary Official Zoning Map by rezoning 0.53
More informationPlanning Department Oconee County, Georgia
Planning Department Oconee County, Georgia STAFF REPORT REZONE CASE #: 6985 DATE: October 31, 2016 STAFF REPORT BY: Andrew C. Stern, Planner APPLICANT NAME: Williams & Associates, Land Planners PC PROPERTY
More 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 informationVILLAGE OF DOWNERS GROVE PLAN COMMISSION VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE. June 2, :00 p.m. AGENDA
VILLAGE OF DOWNERS GROVE PLAN COMMISSION VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE June 2, 2014 7:00 p.m. AGENDA 1. Call to Order 2. Roll Call a. Pledge of Allegiance 3. Approval of Minutes April
More informationCondominium Unit Requirements.
ARTICLE 19 CONDOMINIUM REGULATIONS Section 19.01 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 informationCREEKSIDE TOWNHOMES Chevy Chase, Maryland Site Plan No Preliminary Plan No
+1 (301) 656 5901 info@nova-habitat.com CREEKSIDE TOWNHOMES Chevy Chase, Maryland Site Plan No. 820160050 Preliminary Plan No. 120160130 Application Statement of Justification October 28, 2015 Nova-Habitat,
More informationCity of Placerville Planning Commission AGENDA REPORT ITEM 6.2
Placerville, a Unique Historical Past Forging into a Golden Future City of Placerville Planning Commission AGENDA REPORT ITEM 6.2 MEETING DATE: APPLICATION & NO: 996 Thompson Way - Site Plan Review 2015-07
More informationResidential Project Convenience Facilities
Standards for Specific Land Uses 35.42.220 E. Findings. The review authority shall approve a Land Use Permit in compliance with Subsection 35.82.110.E (Findings required for approval) or a Conditional
More informationSTAFF REPORT. City of Ormond Beach Department of Planning. Exception for Outdoor Activity
STAFF REPORT City of Ormond Beach Department of Planning DATE: March 7, 2019 SUBJECT: Lucky s Market, 101 East Granada Boulevard: Special Exception for Outdoor Activity APPLICANT: Wendy L. Petrillo-Rundle,
More informationDIVISION 7. R-6 AND R-6A RESIDENTIAL ZONES* The purpose of the R-6 residential zone is:
Date of Draft: March 6, 2015 DIVISION 7. R-6 AND R-6A RESIDENTIAL ZONES* Sec. 14-135. Purpose. The purpose of the R-6 residential zone is: (a) To set aside areas on the peninsula for housing characterized
More information