ZONING HEARING BOARD OF WARWICK TOWNSHIP BUCKS COUNTY, PENNSYLVANIA Warwick Road Warrington, PA 18976
|
|
- Erika Robertson
- 5 years ago
- Views:
Transcription
1 ZONING HEARING BOARD OF WARWICK TOWNSHIP BUCKS COUNTY, PENNSYLVANIA Docket No Applicants: Owners: Subject Property: Requested Relief: Adam and Karen Sailor 2195 Warwick Road Warrington, PA Same. Tax Parcel Nos and , which are respectively located at 2195 and 2199 Warwick Road in Warwick Township. The Applicants propose a subdivision of the two lots into seven single-family detached residential building lots and request the following variances from the Warwick Township Zoning Ordinance ( Ordinance ) in order to do so: 1. from B.12.j, to permit an accessory structure within a front yard; 2. from B, to permit a front yard setback distance of less than the 40 feet required; 3. from D.2, to permit disturbance of more than 20% of woodlands which are not located in environmentally sensitive areas; and 4. from , to eliminate the reforestation requirements for woodland disturbance in excess of 20%. Hearing History: The application was filed in Warwick Township on July 13, The hearing was held on September 1, 2015 at the Warwick Township Administration Building, 1733 Township Greene, Jamison, PA Appearances: Applicant by: Kurt Shaffer, Esq York Road Warminster, PA Mailing Date: September 18, 2015
2 D E C I S I O N FINDINGS OF FACT: 1. The Zoning Hearing Board of Warwick Township met the requirements of the Zoning Ordinance, the Municipalities Planning Code, and other relevant statutes as to legal notice of the hearing held. 2. The Applicants are the Owners of the Subject Property and therefore possessed of the requisite standing to make application to this Board. 3. The Subject Property is located in the RR, Residential-Agricultural Zoning District of Warwick Township. It consists of two tax parcels which, when combined, contain a gross site area of acres. Pursuant to the site capacity calculations of the Ordinance, the base site area is acres. Tax Parcel No is improved with the Applicants single-family detached dwelling and detached garage. Tax Parcel No contains a residential structure and several accessory structures. 4. The Subject Property, as it presently exists, is depicted on page 2 of Exhibit B-1.B, the Preliminary Subdivision and Land Development Plans, prepared by Holmes Cunningham, LLC, dated June 30, 2015, the Existing Conditions Plan. 5. According to the Applicants, the structures on Tax Parcel No are in deteriorating condition having suffered from deferred maintenance. The main residential structure on it is occupied by residential tenants. 6. The Applicants propose to combine the two tax parcels and then subdivide them into seven residential building lots. If approved, the structures on Tax Parcel No will be removed. 7. The Applicants propose to maintain their single-family residence and detached garage on proposed Lot #1. The use proposed for all of the seven lots is as a single-family detached dwelling, Use B1, which is permitted by right in the RR Zoning District, pursuant to Ordinance A. 8. The dimensional and bulk criteria for a single-family detached dwelling in the RR District are set forth at Ordinance B.1.a With the exception of proposed Lot #1, the balance of the seven residential building lots meet these dimensional requirements. 10. During the hearing, the Applicants presented Exhibit A-1, a Site Rendering prepared by Holmes Cunningham, LLC. The proposed development of the Subject Property is as depicted on Exhibit A-1 which modifies the Record Site Plan, page 3 of Exhibit B-1.B, but only as to the location of the public water and sewer easement 2
3 proposed to extend from the Warwick Township Water and Sewer Authority property, located contiguous to the Subject Property to its north. 11. The Applicants engineer, Kristen Holmes, P.E., credibly testified that these utility easements were relocated at the request of the Warwick Township Water and Sewer Authority. 12. The plans propose the construction of a private road, built to Township roadway specifications, along the western property line, as depicted in Exhibit A The proposed homes will be served by public water and sewer from the lines installed in the utility easement area, which will be coterminous with a walking trail, as depicted on Exhibit A-1 within the utility easement area. 14. A sidewalk is depicted in front of the houses located on Lots 2 through 7, and on the western side of proposed Lot # Further, a stormwater management facility will be constructed as depicted in the plans which is, according to the testimony of Ms. Holmes, located at the lowest point of the Subject Property in order to maximize its utility. 16. Two of the four variances sought relate to proposed Lot #1 which accommodates the Applicants home. The construction of the proposed private road will convert proposed Lot #1 into a corner lot as it presently fronts on Warwick Road and the new road will be located along its western property line. 17. Both the residence and detached garage that exist on proposed Lot #1 are conforming, currently, to the dimensional requirements of the Ordinance, however, the creation of the private road will result in a front yard setback distance, from the new road, of 38 feet, instead of the 40 foot front yard setback distance required by B.1.a Further, as a result of the construction of the private road, the existing detached garage, which is located to the rear of the residential structure on proposed Lot #1, will now be located in the front yard as it relates to the new road. 19. Ordinance B.12.j requires that all accessory structures be located further back from the new road than the primary structure. Its continued existence, however, places it within the front yard of the new road since a corner lot contains two front yards. 20. The Subject Property is burdened with woodlands, as defined in the Ordinance, depicted on the existing conditions plan of Exhibit B-1.B. 21. Ordinance D defines woodlands to be located in either environmentally sensitive areas or, if not, as other woodland areas. 3
4 22. The credible evidence presented by Ms. Holmes indicates that the woodlands on the Subject Property constitute other woodland areas, as defined at Ordinance D.2. That section limits disturbance of those types of woodlands to 20%. 23. In order to develop the property as proposed, a disturbance of 40% of the other woodlands area is required. The evidence indicates that approximately half of the woodlands disturbance is necessitated by the location of the stormwater facility as proposed on the Subject Property and the bulk of the remainder of the woodlands disturbance will occur within the 20 foot wide water and sewer utility easement and the proposed walking trail on it. 24. Ordinance contains reforestation requirements in the event of woodland disturbance in excess of that permitted. The Applicants have requested a variance from this section in order to eliminate all reforestation requirements F allows replacement trees required by the reforestation provision to be dispersed throughout the proposed development when approved by the Warwick Board of Supervisors. 26. No evidence was presented by the Applicants that would indicate that replacement trees, consistent with the reforestation requirements of , cannot be located on the Subject Property when developed. 27. Although not depicted on the Existing Conditions Plan that is part of Exhibit B-1.B, Ms. Holmes testified that there are 15 individual trees located on what would be proposed Lots #1 and #2. She testified and agreed that these trees will be replaced consistent with the requirements of the Warwick Township Subdivision and Land Development Ordinance. 28. Further, street trees will be planted along the new road as depicted on Exhibit A If developed as proposed, the stormwater management facilities and the road, sidewalk and walkway will be maintained by a homeowners association consisting of the owners of the seven lots. 30. Holmes further testified that the natural vegetation areas that exist along the western property line of the Subject Property will remain and that, further, all of the proposed lots will be burdened with a deed restriction that precludes the removal of any trees that remain on the property or will be installed pursuant to the Subdivision and Land Development Ordinance or the reforestation requirements. 31. The Subject Property is bordered to its west by a residential subdivision and to its north by the Warwick Water and Sewer Authority. There are residential properties bordering the Subject Property to the east and Warwick Road bounds it to the south. 4
5 32. A number of residential property owners in the subdivision to the west of the Subject Property testified in opposition to any variance relief and expressed concerns about stormwater management and the impacts of this residential development on their residential development. 33. Warwick Township took no position with regard to this application. CONCLUSIONS OF LAW 1 : 1. The Subject Property has been developed and used consistent with the requirements of the Ordinance. 2. The proposed development of the Subject Property is permitted by right and the development of single-family detached dwellings on the proposed lots is similarly permitted by right. 3. The variances sought are dimensional in nature. 4. The Board concludes that the necessity for roadway access to the permitted lots results in the creation of a corner lot for proposed Lot #1 and that the location of the existing detached garage within the front yard as it relates to the new road represents a de minimis variance from the Ordinance for which no hardship is required. 5. Further, the Board concludes that the woodlands to be disturbed are not environmentally sensitive and the disturbance of up to 40% of those woodlands is necessitated by the proposed location of the stormwater management facility and trail requires reforestation, consistent with its terms, in the event of a disturbance of the non-environmentally sensitive woodlands that exist on the Subject Property to the extent that disturbance exceeds the permitted 20%. 7. Based upon the evidence and plans, the Board concludes that the Applicant has not sustained its burden to obtain a variance from these provisions as the Subject Property, as proposed for development contains sufficient area within which the replacement trees required by that Ordinance section may be dispersed provided approval from the Warwick Township Board of Supervisors during the land development process. 8. The Board concludes that the failure to comply with the reforestation requirements of will negatively impact the Subject Property. 1 The Conclusions of Law and Decision result from a 2-1 majority vote of the Board with Board Chairman Kevin Wolf voting against the grant of variance relief to the Applicants. 5
6 9. However, the Board concludes that the Applicant has presented sufficient evidence to warrant the grant of the dimensional variances sought as to the location of the existing detached garage in the front yard and the front yard setback distance of 38 feet from that road for the existing residence. 10. Further, the Board concludes the necessity of the disturbance of up to 40% of the non-environmentally sensitive woodlands that exist on the property due to the location of the stormwater management facilities at the low point of the Subject Property and the trail and utility easement to the Warwick Township Water and Sewer Authority. 11. The competent evidence presented leads the Board to conclude that, if the three variances approved by the Board hereby are granted, there will be no negative impacts upon surrounding properties or uses. In this regard, the Board concludes that the Township, during the land development process, can require any additional screening vegetation that may be warranted along the western property line of the Subject Property. 12. The evidence establishes that the relief sought by the Applicants is the minimum variance necessary. 13. The variances sought will not alter the essential character of the neighborhood or district in which the Subject Property is located. 14. The Applicants have presented evidence of sufficient factors to warrant the grant of the dimensional variance requested. 15. Accordingly, the Warwick Township Zoning Hearing Board determined, by a 2-1 majority vote, to grant the Applicants request for relief, as is set forth hereafter. 6
7 ORDER Upon consideration and after hearing, the Warwick Township Zoning Hearing Board hereby GRANTS the following variances from the Warwick Township Zoning Ordinance in order to permit a subdivision of the two lots into seven single family detached residential building lots, as depicted in the Preliminary Subdivision and Land Development Plans, received into evidence as Exhibit B-1, as amended by Exhibit A-1: 1. from B.12.j, to permit the maintenance of a detached accessory structure within the front yard of the new proposed roadway; 2. from B, to permit the existing residential structure on proposed Lot #1 at a front yard setback distance of 38 feet, instead of the required 40 feet; and 3. from D.2, to permit disturbance of no more than 40% of the woodlands which are not located in environmentally sensitive areas. The relief herein granted is subject to compliance with all other applicable governmental ordinances and regulations including the reforestation requirements of The variance sought from is denied. ZONING HEARING BOARD OF WARWICK TOWNSHIP /s/ Dave Mullen Dave Mullen /s/ Jeffrey G. DiAmico Jeffrey G. DiAmico IMPORTANT NOTE: Pursuant to and of the Warwick Township Zoning Ordinance, variances or special exceptions granted by the Zoning Hearing Board shall expire one (1) year from the date of the Decision, unless the applicant or owner or successor in interest has commenced construction within that time. Construction will be deemed commenced upon the issuance of a building and/or zoning permit for the approved use. 7
ZONING HEARING BOARD OF WARWICK TOWNSHIP BUCKS COUNTY, PENNSYLVANIA
ZONING HEARING BOARD OF WARWICK TOWNSHIP BUCKS COUNTY, PENNSYLVANIA Docket No. 17-06 Applicant: Afzal Realty LLC 1875 Stout Drive Warminster, PA 18974 Owner: Same. Subject Property: Tax Parcel No. 51-013-009-012,
More informationZONING HEARING BOARD OF WARWICK TOWNSHIP BUCKS COUNTY, PENNSYLVANIA. Steve A. Brun and Megan C. Leary 1331 Memorial Drive Warwick, PA 18974
ZONING HEARING BOARD OF WARWICK TOWNSHIP BUCKS COUNTY, PENNSYLVANIA Docket No. 17-02 Applicants: Owners: Subject Property: Requested Relief: Steve A. Brun and Megan C. Leary 1331 Memorial Drive Warwick,
More informationTo: Stillwater Town Board Reference: Horst Variance Request Stillwater Township, Minnesota Copies To: Town Board Kathy Schmoekel, Town Clerk
MEMORANDUM To: Stillwater Town Board Reference: Horst Variance Request Copies To: Town Board Kathy Schmoekel, Town Clerk From: Soren Mattick, Attorney Daniel and Karla Horst, Applicants Ann Pung-Terwedo,
More informationBlock 130, Lot 4 on the Tax Map
A RESOLUTION SPR 2016-01 OF THE PLANNING BOARD OF THE BOROUGH OF HADDONFIELD GRANTING PRELIMINARY AND FINAL SITE PLAN APPROVAL WITH BULK VARIANCES, WAIVERS AND CONDITIONS FOR THE PREMISES 125 VETERAN S
More informationSPRINGETTSBURY TOWNSHIP ZONING HEARING BOARD AUGUST 6, 2015
SPRINGETTSBURY TOWNSHIP ZONING HEARING BOARD AUGUST 6, 2015 MEMBERS IN ATTENDANCE: ALSO IN ATTENDANCE: NOT PRESENT: Dale Achenbach, Chairman Sande Cunningham David Seiler Trisha Lang, Director of Community
More informationMINUTES. May 1, Chairman Smith called the City Plan Commission Meeting to order at 7 p.m.in the City Council Chambers.
MINUTES May 1, 2018 Chairman Smith called the City Plan Commission Meeting to order at 7 p.m.in the City Council Chambers. The following Commission members were in attendance: Michael Smith, Chairman Ken
More informationMONTGOMERY COUNTY PLANNING BOARD
MONTGOMERY COUNTY PLANNING BOARD T H E MARYLAND-NATIONAL CAPITAL PARK A N D P L A N N I N G C O M M I S S I O N MCPB NO. 10-144 Hearing Date: September 30, 2010 MONTGOMERY COUNTY PLANNING BOARD RESOLUTION
More informationCHARTER TOWNSHIP OF FENTON Ordinance No. 804 Adopted: November 19, 2018
CHARTER TOWNSHIP OF FENTON Ordinance No. 804 Adopted: November 19, 2018 An ordinance to amend Articles 2, 3, 4 and 11 of Zoning Ordinance No. 594 to revise language relating to accessory buildings and
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 informationDraft Zoning Changes for the 2nd Planning Board Public Hearing, January 22, 2018.
Draft Zoning Changes for the 2nd Planning Board Public Hearing, January 22, 2018. No changes were made at the 1st Public Hearing. Proposed wording for the 1 st Public Hearing in red, eliminated text in
More informationThe City Council makes the following findings:
12/ 07/2015 ORIGINAL ORDINANCE NO. 2417 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF REDWOOD CITY ADDING A NEW ARTICLE XVII (AFFORDABLE HOUSING IMPACT FEE) TO CHAPTER 18 OF THE REDWOOD CITY MUNICIPAL
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 NONCONFORMITIES.
- i CHAPTER. - NONCONFORMITIES. Sec. -. - Intent. Sec. -2. - Development as a matter of right. Sec. -3. - Nonconforming development. Sec. -. - Vested rights. Sec. -. - Hardship relief; Variances. 2 3 admin.
More informationBEFORE THE LANCASTER TOWNSHIP BOARD OF SUPERVISORS BUTLER COUNTY, PENNSYLVANIA FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION FINDINGS OF FACT
BEFORE THE LANCASTER TOWNSHIP BOARD OF SUPERVISORS BUTLER COUNTY, PENNSYLVANIA IN RE: Conditional Use and Preliminary ) and Final Land Development Applications ) for Planned Unit Development by ) Arden
More informationZONING HEARING BOARD APPLICANTS
ZONING HEARING BOARD APPLICANTS All applications to the Manheim Township Zoning Hearing Board shall include all of the following information. 1. One (1) application form (no copies needed), signed by the
More informationArticle 7: Residential Land Use and Development Requirements
Article 7: Residential Land Use and Section 701: Statement of Intent (A) (B) (C) The intent of Article 7 is to develop certain land use and development requirements for the residential uses within Cumru
More informationWHEREAS, Alma Lane Associates, LLC is the owner of property known and
RESOLUTION ANDOVER TOWNSHIP LAND USE BOARD IN THE MATTER OF ALMA LANE ASSOCIATES, LLC DECIDED ON April 7, 2015 MEMORIALIZED ON MAY 19, 2015 MINOR SUBDIVISION APPROVAL WHEREAS, Alma Lane Associates, LLC
More informationBEFORE THE HEARINGS EXAMINER FOR THE CITY OF BREMERTON
BEFORE THE HEARINGS EXAMINER FOR THE CITY OF BREMERTON In the Matter of the Application of ) NO. PL03-0017 ) Rainier Vista Bill Bakker ) ) FINDINGS, CONCLUSIONS For Approval of a Preliminary Plat. ) AND
More informationPINE CANYON PD ZONING REGULATIONS
Review Notes: Green highlight = blanks to be completed before recording. 1. DEFINITIONS For purposes of the PD Plan and these Zoning Regulations: (1) capitalized terms used but not defined in the PD Plan
More informationChapter 15: Non-Conformities
Chapter 15: Non-Conformities Section 15.1 Purpose... 15-2 Section 15.2 Non-Conforming Vacant Lots... 15-2 Section 15.3 Non-Conforming Buildings or Structures... 15-3 Section 15.4 Non-Conforming Uses...
More informationARTICLE 8C SITE CONDOMINIUM DEVELOPMENT ORDINANCE
ARTICLE 8C SITE CONDOMINIUM DEVELOPMENT ORDINANCE SECTION 8C.01 PURPOSE It is the purpose of this Ordinance to insure that plans for development within Oceola Township proposed under the provisions of
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 informationRESOLUTION OF MEMORIALIZATION OF THE LAND USE BOARD OF THE BOROUGH OF HARVEY CEDARS, COUNTY OF OCEAN AND STATE OF NEW JERSEY DOCKET NO.
RESOLUTION OF MEMORIALIZATION OF THE LAND USE BOARD OF THE BOROUGH OF HARVEY CEDARS, COUNTY OF OCEAN AND STATE OF NEW JERSEY DOCKET NO. 2018:04 WHEREAS, Kimberly L. Coulson has made application to the
More informationTOWNSHIP OF WATERFORD 2131 AUBURN AVE., ATCO, NJ 08004
TOWNSHIP OF WATERFORD 2131 AUBURN AVE., ATCO, NJ 08004 LAND USE BOARD MINUTES - April 17, 2017 The April 17, 2017 Joint Land Use Board meeting of the Township of Waterford, called to order at 7:04 pm by
More informationARTICLE 1 GENERAL PROVISIONS AUTHORITY AND ADMINISTRATION RESPONSIBILITIES OF DEVELOPER AND PLANNING COMMISSION
ARTICLE 1 GENERAL PROVISIONS 103.101. TITLE 103.102. AUTHORITY AND ADMINISTRATION 103.103. PURPOSE 103.104. INTERPRETATION 103.105. RESPONSIBILITIES OF DEVELOPER AND PLANNING COMMISSION 103.106. JURISDICTION
More informationCity of Sanibel. Planning Department STAFF REPORT
City of Sanibel Planning Department STAFF REPORT Planning Commission Meeting: July 23, 2013 Planning Commission Agenda Item: No 7b. Application Number: 13-7438DP Applicant Name: Attorney Beverly Grady
More informationSTATE OF ALABAMA SHELBY COUNTY
STATE OF ALABAMA SHELBY COUNTY Members Present: Members Absent: Staff Present: SHELBY COUNTY PLANNING COMMISSION MINUTES Regular Meeting March 6, 2017 6:00 PM Michael O Kelley, Chairman; Jim Davis, Vice
More information1. Applicants, Michael and Mary Phillips are the owners of a property located
BEFORE THE ZONING HEARING BOARD THORNBURY TOWNSHIP DELAWARE COUNTY, PENNSYLVANIA OPINION OF THE ZONING HEARING BOARD Re: Appeal 1-2018 - Appeal of Michael and Mary Phillips for a variance under Chapter2T,
More informationZONING BOARD OF ADJUSTMENT OF THE TOWNSHIP OF MANSFIELD RESOLUTION NO CONCERNING THE APPLICATION OF SHARON IRICK VARIANCE APPROVAL
ZONING BOARD OF ADJUSTMENT OF THE TOWNSHIP OF MANSFIELD RESOLUTION NO. 2017 01-04 CONCERNING THE APPLICATION OF SHARON IRICK VARIANCE APPROVAL WHEREAS, Sharon Irick has applied to the Zoning Board of Adjustment
More informationATTENDING THE MEETING Robert Balogh, Vice-Chairman Sonia Stopperich, Supervisor Marcus Staley, Supervisor Bob Ross, Supervisor
SPECIAL HEARING - TUESDAY, APRIL 12, 2016 PAGE 1 The North Strabane Township Board of Supervisors held a Special Meeting- Conditional Use Hearing, Tuesday, April 12, 2016, at approximately 6:30 P.M., at
More informationCITY OF FERNDALE HEARING EXAMINER
CITY OF FERNDALE HEARING EXAMINER RE: Planned Unit Development ) 16001-PUD Preliminary Plat ) 16018-SE Plat Variance ) 16002-VAR Application by ) ) MD General, L.L.C. ) FINDINGS OF FACT, Malloy Heights
More informationELK RAPIDS TOWNSHIP ANTRIM COUNTY, MICHIGAN ORDINANCE NO
ELK RAPIDS TOWNSHIP ANTRIM COUNTY, MICHIGAN ORDINANCE NO. 3-2011 AN ORDINANCE TO REPLACE THE SUBDIVISION CONTROL ORDINANCE WITH A NEW SUBDIVISION DEVELOPMENT ORDINANCE, IN ACCORD WITH THE LAND DIVISION
More informationThe purpose of this Chapter is to establish rules, regulations, standards and procedures for approval of subdivisions of land to promote and ensure:
CHAPTER 7 SUBDIVISION SECTION 7.1 PURPOSE The purpose of this Chapter is to establish rules, regulations, standards and procedures for approval of subdivisions of land to promote and ensure: A. Conformity
More informationEXHIBIT D. Planned Unit Development Written Description April 13, 2016 Rouen Cove Phase II PUD
1 EXHIBIT D Planned Unit Development Written Description April 13, 2016 Rouen Cove Phase II PUD Development # 8986.001 Developer: Curtis L. Hart Hart Resources LLC 8051 Tara Lane Jacksonville, Florida
More informationIN THE OFFICE OF ADMINISTRATIVE HEARINGS CASE NUMBER S SNYDER DEVELOPMENT CORPORATION THIRD ASSESSMENT DISTRICT DATE HEARD: JULY 2, 2014
IN THE OFFICE OF ADMINISTRATIVE HEARINGS CASE NUMBER 2014-0039-S SNYDER DEVELOPMENT CORPORATION THIRD ASSESSMENT DISTRICT DATE HEARD: JULY 2, 2014 ORDERED BY: DOUGLAS CLARK HOLLMANN ADMINISTRATIVE HEARING
More informationWINDSOR TOWNSHIP PLANNING COMMISSION October 16, 2014
WINDSOR TOWNSHIP PLANNING COMMISSION 1. The meeting of the Windsor Township Planning Commission was called to order at 6:00 P.M. by Chairman Pilachowski. Present at the meeting were Jerry Pilachowski,
More informationNONCONFORMITIES ARTICLE 39. Charter Township of Commerce Page 39-1 Zoning Ordinance. Article 39 Nonconformities
ARTICLE 39 NONCONFORMITIES SECTION 39.01. Intent and Purpose It is recognized that there exists within the districts established by this Ordinance lots, structures, sites and uses which were lawful prior
More informationMinutes for Wednesday February 11, 2009 Cranston Zoning Board of Review
Page 1 A meeting of the Cranston Zoning Board in the Cranston City Hall Council Chambers was called to order by Chairperson Joy Montanaro on Wednesday February 11, 2009 at 6:30 pm. Also present, David
More informationPlat Alteration request of Barkley North LLC re 3400 Sussex Drive (aka Village on the Green Division #5 Tract B) 08/26/2015
Hearing Examiner Summary and Decision Hearing Examiner No. Planning No. Incident No. Filing Date City Contact Hearing Date Description Decision Date Decision Summary HE-15-PL-022 SUB2015-00019 06/22/2015
More informationBoyertown Borough and Colebrookdale and Pike Townships Joint Zoning Ordinance
Boyertown Borough and Colebrookdale and Pike Townships Joint Zoning Ordinance Berks County, Pennsylvania Effective Date - November 7, 2010 This Ordinance was prepared under the direction of the Boyertown
More informationDraft MINUTES OF THE CARLTON COUNTY BOARD OF ADJUSTMENT MEETING August 21, 2018
Draft MINUTES OF THE CARLTON COUNTY BOARD OF ADJUSTMENT MEETING August 21, 2018 (1) Chairman Ezell called the meeting to order at 7:00 p.m. (2) Members Present: Jack Ezell, John Manninen, Howard Eskuri,
More information17.0 NONCONFORMITIES CHAPTER 17: NONCONFORMITIES Purpose and Applicability
17.0 NONCONFORMITIES 17.1 Purpose and Applicability The purpose of this section is to regulate and limit the continued existence of uses and structures established prior to the effective date of this Ordinance
More informationWest Earl Township Zoning Hearing Board Appeal Procedure
Phone: (717) 859-3201 BOARD OF SUPERVISORS WEST EARL TOWNSHIP 157 WEST METZLER ROAD P.O. BOX 787 BROWNSTOWN, PA 17508 West Earl Township Zoning Hearing Board Appeal Procedure 1. Forms to be completed and
More informationTO: FROM: COPY: SUBJECT: Members of the FMERA Board Kara A. Kopach, Hearing Officer Bruce Steadman, Executive Director Hearing Officer s Report and Recommendation U.S. Home Corporation, d.b.a. Lennar Borough
More informationManor Township Zoning Permit Application (Section 702) Application Number Application Date / /
Manor Township Zoning Permit Application (Section 702) Application Number Application Date / / 1. General Information Name of Applicant Address City State Zip Telephone # ( ) Cell # ( ) Fax # Name of Landowner
More informationTOWNSHIP OF WATERFORD 2131 AUBURN AVE., ATCO, NJ 08004
TOWNSHIP OF WATERFORD 2131 AUBURN AVE., ATCO, NJ 08004 LAND USE BOARD MINUTES FOR MAY 1, 2017 The May 1, 2017Joint Land Use Board Meeting of the Township of Waterford, was called to Order at 7:00pm by
More informationVariance Review Process
Variance Review Process Pre-Application Conference (optional) Submit Application Determination of Completeness Staff Review and Report Schedule Hearing Public Notification Board of Adjustment Hearing /
More informationARTICLE V AGRICULTURAL PRESERVATION AND RURAL RESIDENTIAL DISTRICT
ARTICLE V AP AGRICULTURAL PRESERVATION AND RURAL RESIDENTIAL DISTRICT Section 500. PURPOSE It is the purpose of the AP, Agricultural Preservation and Rural Residential District, to foster the preservation
More information1. Consider approval of the June 13, 2017 Regular Meeting Minutes
Board of Adjustment Regular Meeting Agenda Tuesday August 8, 2017-6:30 PM Town Hall A. Roll Call, Determination of Quorum B. Approval of Minutes of Previous Meeting 1. Consider approval of the June 13,
More informationA. Appropriate agency responsible for transportation review for the subject property.
7.8.10 Procedure Any person desiring to create a minor subdivision shall submit to the Commission for approval an application on forms provided by the Division, and a record plat in conformance with the
More informationZONING BOARD OF APPEALS APPLICATION FORM
ZONING BOARD OF APPEALS APPLICATION FORM REQUIREMENTS AND INSTRUCTIONS FOR OBTAINING A ZONING VARIANCE QUESTIONS REGARDING COMPLETION AND SUBMISSION OF THIS APPLICATION MAY BE DIRECTED TO THE PLANNING
More informationMINOR SUBDIVISION FINAL PLAT APPLICATION Town of Apex, North Carolina
MINOR SUBDIVISION FINAL PLAT APPLICATION Town of Apex, North Carolina This document is a public record under the North Carolina Public Records Act and may be published on the Town s website or disclosed
More informationPUD Ordinance - Caravelle Village #7 of 1995
PUD Ordinance - Caravelle Village #7 of 1995 CASCADE CHARTER TOWNSHIP Ordinance #17 of 1995 AN ORDINANCE TO AMEND THE CASCADE CHARTER TOWNSHIP ZONING ORDINANE AND ZONING MAP TO ESTABLISH THE CARAVELLE
More informationARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT
ARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT Section 14.01 Intent. It is the intent of this Article to allow the use of the planned unit development (PUD) process, as authorized by the Michigan Zoning
More informationTown of Copake Zoning Board of Appeals ~ Meeting Minutes of February 22, 2018 ~
Town of Copake Draft Zoning Board of Appeals ~ Meeting Minutes of February 22, 2018 ~ The meeting of the Zoning Board of Appeals of the Town of Copake was held on February 22, 2018 at the Copake Town Hall,
More information19.12 CLUSTER RESIDENTIAL DISTRICT
Chapter 19.12 CLUSTER RESIDENTIAL DISTRICT (Adopted 12/22/2003; Ordinance #0061970). Amended 7/3/17, Ordinance #079100. Section 19.12.010 - Declaration of Intent. The Cluster Residential District provides
More informationRESOLUTION OF THE LOCAL PLANNING AGENCY THE TOWN OF FORT MYERS BEACH, FLORIDA RESOLUTION NUMBER VAR Gulf Beach Road pool
RESOLUTION OF THE LOCAL PLANNING AGENCY THE TOWN OF FORT MYERS BEACH, FLORIDA RESOLUTION NUMBER 2014-002 VAR2013-0005 30 Gulf Beach Road pool WHEREAS, William E. Whitley, authorized agent for Nancie Lumpkins,
More informationASPEN GLEN PUD. Eighth Amended PUD Guidelines
ASPEN GLEN PUD Eighth Amended PUD Guidelines A. Applicability Statement To carry out the purposes and provisions of the Garfield County Zoning Regulations, as amended, The Aspen Glen Club Planned Unit
More informationSTAFF REPORT. To: Planning Commission Meeting date: May 11, 2016 Item: VN Prepared by: Marc Jordan
# 12 ) VN-02-16 K & G ENTERPRISES VARIANCE PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: May 11, 2016 Item: VN-02-16 Prepared by: Marc Jordan GENERAL INFORMATION: Applicant: Property
More informationTOWNSHIP OF SALISBURY LEHIGH COUNTY, PENNSYLVANIA. PLANNING COMMISSION MEETING MINUTES September 12, 2017 START TIME 7:30 PM
TOWNSHIP OF SALISBURY LEHIGH COUNTY, PENNSYLVANIA PLANNING COMMISSION MEETING MINUTES September 12, 2017 START TIME 7:30 PM The regularly scheduled public meeting of the Salisbury Township Planning Commission
More informationOLD BUSINESS NEW BUSINESS
TO: Zoning Board of Adjustment FROM: Peter Stith, AICP, Planning Department DATE: November 16, 2018 RE: Zoning Board of Adjustment OLD BUSINESS 1. 127 & 137 High Street Request for Rehearing NEW BUSINESS
More informationTown of Farmington 1000 County Road 8 Farmington, New York 14425
Page 1 of 21 Town of Farmington Zoning Board of Appeals Meeting Minutes APPROVED December 18, 2017 Town of Farmington 1000 County Road 8 Farmington, New York 14425 ZONING BOARD OF APPEALS Established July
More informationMEETING MINUTES January 26, 2015
PANAMA CITY BOARD OF ADJUSTMENT CITY HALL PANAMA CITY, FLORIDA MEETING MINUTES January 26, 2015 The City of Panama City Appeals Board met in regular session on the above date with the following members
More informationPLANNING COMMISSION REPORT REGULAR AGENDA
PP-4-4-11 Item No. 9-1 PLANNING COMMISSION REPORT REGULAR AGENDA PC Staff Report 06/22/11 ITEM NO 9: PRELIMINARY PLAT; KASOLD WATER TOWER ADDITION; SE OF TAM O SHANTER & KASOLD DR (MKM) PP-4-4-11: Consider
More informationArticle XII. R-1 Agricultural-Low Density Residential District
Article XII R-1 Agricultural-Low Density Residential District Section 1200. Declaration of Legislative Intent In expansion of the Declaration of Legislative Intent and Statement of Community Development
More informationJacobs Landing Rehabilitation Plan
Jacobs Landing Rehabilitation Plan Township of Woodbridge Prepared by: Township of Woodbridge Department of Planning & Development June 2015 ADOPTED by Township of Woodbridge Planning Board ADOPTED by
More informationAlso in attendance was Mark Anderson, Board Attorney, Jeffrey Perlman, Zoning Officer, William White, Board Engineer and Lucille Grozinski, CSR.
Chairman Dietz called the Board of Adjustment Meeting of April 4, 2007 to order at 7:30 P.M. announcing that this meeting had been duly advertised according to Chapter 231, Open Public Meetings Act. The
More informationPLANNING COMMISSION February 4, 2016
PLANNING COMMISSION The Planning Commission of South Strabane Township held their Regular Meeting on Thursday, February 4, 2016 at 7:00 P.M. in the Municipal Building, 550 Washington Road, Washington,
More informationCCPEDC IS NOW THE CAPE COD COMMISSION CAPE COD PLANNING AND ECONOMIC DEVELOPMENT COMMISSION
CCPEDC IS NOW THE CAPE COD COMMISSION CAPE COD PLANNING AND ECONOMIC DEVELOPMENT COMMISSION 1ST DISTRICT COURT HOUSE. BARNSTABLE. MASSACHUSETTS 02630 TELEPHONE: 508-362-2511 DAlE: TO: FROM: November 8,
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 informationAnd adopted at a regular meeting of the City Council of the City of Pleasanton on May 2, 2017 by the following vote:
ORDINANCE NO. 2161 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON AMENDING THE MUNICIPAL CODE TO COMPLY WITH STATE LEGISLATION FOR ACCESSORY ( SECOND) DWELLING UNITS. WHEREAS, the State legislature
More informationTOWN OF FARMINGTON ZONING BOARD OF APPEALS AREA VARIANCE FINDINGS AND DECISION
TOWN OF FARMINGTON ZONING BOARD OF APPEALS AREA VARIANCE FINDINGS AND DECISION APPLICANT: Indus Hospitality Group File: ZB #0701-17 950 Panorama Trail S. Zoning District: GB General Business and MTOD Rochester,
More informationA.3. ARTICLE 7 PLAN REQUIREMENTS FOR MINOR SUBDIVISION AND/OR LAND DEVELOPMENT
700. 701.A.3. ARTICLE 7 PLAN REQUIREMENTS FOR MINOR SUBDIVISION AND/OR LAND DEVELOPMENT SECTION 700 PURPOSE The purpose of this Article is to set forth a streamlined set of Plan Requirements for minor
More informationLOWER WINDSOR TOWNSHIP YORK COUNTY, PENNSYLVANIA ORDINANCE NO
LOWER WINDSOR TOWNSHIP YORK COUNTY, PENNSYLVANIA ORDINANCE NO. 2004-03 AN ORDINANCE AMENDING ORDINANCE NO 2003-02, THE LOWER WINDSOR TOWNSHIP ZONING ORDINANCE, TO ADD AND REVISE CERTAIN DEFINITIONS; TO
More informationHOW TO APPLY FOR A USE PERMIT
HOW TO APPLY FOR A USE PERMIT MENDOCINO COUNTY PLANNING AND BUILDING SERVICES What is the purpose of a use permit? Throughout the County, people use their properties in many different ways. They build
More informationStaff Recommendation Denial. Staff Planner Jonathan Sanders
Applicant Traditional Concepts, LLC & Victory Baptist Church of Virginia Beach, Inc. Property Owner Victory Baptist Church Public Hearing January 9, 2019 City Council Election District Princess Anne Agenda
More information(a) Commercial uses on Laurel Avenue, abutting the TRO District to the
32X Zoning Code 150.36 TRANSITIONAL RESIDENTIAL OVERLAY DISTRICT. (A) Intent and purpose. (1) It is the intent of the Transitional Residential Overlay District (hereinafter referred to as the "TRO District")
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA Board of Zoning Appeals Agenda Item V-11354-18-VA-2: Meeting of April 16, 2018 DATE: April 13, 2018 APPLICANT: LOCATION: ZONING: LOT AREA: GLUP DESIGNATION: Roger Ramia of Rush
More informationBEFORE THE SKAGIT COUNTY HEARING EXAMINER FINDINGS, CONCLUSIONS AND DECISION
BEFORE THE SKAGIT COUNTY HEARING EXAMINER FINDINGS, CONCLUSIONS AND DECISION Applicant: Representative: File Nos: Requests: Location: Donald Hansen & Brooke Ghen 2026 Cliff Drive, Suite 157 Santa Barbara,
More informationIN THE COMMONWEALTH COURT OF PENNSYLVANIA
IN THE COMMONWEALTH COURT OF PENNSYLVANIA Dorothy E. Coleman Revocable Trust, : Appellant : : v. : No. 895 C.D. 2014 : Submitted: December 8, 2014 Zoning Hearing Board of the : Borough of Phoenixville
More informationDU PAGE COUNTY ZONING BOARD OF APPEALS JACK T. KNUEPFER ADMINISTRATION BUILDING 421 NORTH COUNTY FARM ROAD, WHEATON, ILLINOIS 60187/
DU PAGE COUNTY ZONING BOARD OF APPEALS JACK T. KNUEPFER ADMINISTRATION BUILDING 421 NORTH COUNTY FARM ROAD, WHEATON, ILLINOIS 60187/ 630-407-6700 M E M O R A N D U M TO: FROM: DuPage County Board DuPage
More informationMemorandum: October 13, 2008 REVISED To: Trowbridge Township Planning Commission From: P. Hudson, AICP Re: Suggested New Ordinance
1 Memorandum: October 13, 2008 REVISED 2-11-09 To: Trowbridge Township Planning Commission From: P. Hudson, AICP Re: Suggested New Ordinance Because of changes in both the Michigan Planning Enabling Act
More informationSPECIAL ZONING DISTRICTS
SPECIAL ZONING DISTRICTS 5.01 5.99 RESERVED 5.100 PLANNED DEVELOPMENTS: Purpose: This district is intended to accommodate unified design of residential, commercial, office, professional services, retail
More informationMINUTES - ZONING BOARD. The workshop portion of the meeting was called to order at 8:02 P.M. by Mr. Marotta, Chairman.
MINUTES - ZONING BOARD The workshop portion of the meeting was called to order at 8:02 P.M. by Mr. Marotta, Chairman. ROLL CALL: Members Present: Mr. Marotta Mr. Pistol Mr. Bovasso Ms. Drake Ms. Hay Ms.
More information1. #1713 Hovbros Stirling Glen, LLC Amended Final Major Subdivision
Call to Order: The meeting was called to order at 7:00 p.m. by Vice Chairman Salvadori who read the following statement: Notice of this meeting was sent in writing to the South Jersey Times on May 28,
More informationIN THE COMMONWEALTH COURT OF PENNSYLVANIA
IN THE COMMONWEALTH COURT OF PENNSYLVANIA Theodore M. Dunn and Lori N. Dunn, : Appellants : : v. : No. 1436 C.D. 2015 : Argued: May 13, 2016 Middletown Township Zoning : Hearing Board : BEFORE: HONORABLE
More informationFALMOUTH ZONING BOARD OF APPEALS FINDINGS AND DECISION. APPLICANT/OWNER: MICHAEL A. FARIA and DONNA J. FARIA of E. Taunton, MA
APPEAL NO: 008-17 FALMOUTH ZONING BOARD OF APPEALS FINDINGS AND DECISION APPLICANT/OWNER: MICHAEL A. FARIA and DONNA J. FARIA of E. Taunton, MA SUBJECT PROPERTY: 111 Lake Shore Drive, Hatchville, Massachusetts
More informationE L M E R B O R O U G H L A N D U S E B O A R D APPLICATION COVER SHEET (to be completed for all applications and appeals)
E L M E R B O R O U G H L A N D U S E B O A R D APPLICATION COVER SHEET (to be completed for all applications and appeals) 1. Name(s): 2. Address: 3. Telephone Number(s): 4. E-mail: 5. Owner Name(s) (if
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 informationZoning Board of Appeals
Zoning Administrator City of Dearborn Economic and Community Development 16901 Michigan Avenue, Suite 6 Dearborn, Michigan 48126 General Information Zoning Board of Appeals The Dearborn Zoning Ordinance
More informationBy motion dated January 3, 2 008, the New Jersey Council. on Affordable Housing (the "Council" or "COAH") received a request
IN RE ROCKAWAY TOWNSHIP, MORRIS ) NEW JERSEY COUNCIL ON COUNTY, MOTION FOR A STAY OF ) ON AFFORDABLE HOUSING THE COUNCIL'S JUNE 13, 2 007 AND, ) SEPTEMBER 12, 2007 RESOLUTIONS ) DOCKET NO. 08-2000 AND
More informationMINUTES ZONING BOARD OF ADJUSTMENT
MINUTES ZONING BOARD OF ADJUSTMENT The New Hanover County Zoning Board of Adjustment held a regular and duly advertised meeting at 5:30 P.M. at the New Hanover County Government Center Complex, 230 Government
More informationProject File #: SF Project Name: Jackson Ranch Filing No. 4 Parcel Nos.: , and
COMMISSIONERS: DARRYL GLENN (PRESIDENT) MARK WALLER (PRESIDENT PRO TEMPORE) STAN VANDERWERF LONGINOS GONZALEZ PEGGY LITTLETON PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CRAIG DOSSEY, EXECUTIVE DIRECTOR
More informationZoning Board of Appeals Minutes January 11, Andre Bissonnette, Chairman; Anthony Aveni, Member; and Brian Heath, Associate Member
Zoning Board of Appeals Minutes January 11, 2017 Attendees: Present: Absent: Andre Bissonnette, Chairman; Anthony Aveni, Member; and Brian Heath, Associate Member Lucas Klim, Member 124 Broad Street Variance,
More informationPROPOSED AMENDMENTS TO THE DERBY ZONING REGULATIONS AUGUST 12, 2008
ARTICLE II Definitions and word usage 195-7. Definitions and word usage. Modify the following: HOUSING FOR THE ELDERLY OLDER PERSONS Housing in accordance with and as defined in the United States Fair
More informationNEWTON COUNTY BOARD OF COMMISSIONERS REQUEST FOR REZONING
NEWTON COUNTY BOARD OF COMMISSIONERS REQUEST FOR REZONING CASE NUMBER PROPOSED LAND USE MAP EXISTING LAND USE MAP PROPOSED ZONING EXISTING ZONING WATERSHED LOCATION OWNER PETITIONER REPRESENTATIVE N/A
More informationPlanning Commission Hearing Date: 2/21/2017 Board of County Commissioners Hearing Date: 3/8/2017
COMMISSIONERS: DARRYL GLENN (PRESIDENT) MARK WALLER (PRESIDENT PRO TEMPORE) STAN VANDERWERF LONGINOS GONZALEZ PEGGY LITTLETON PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CRAIG DOSSEY, EXECUTIVE DIRECTOR
More informationVILLAGE OF LAKE ZURICH ORDINANCE NO
VILLAGE OF LAKE ZURICH ORDINANCE NO. 2018-05-257 AN ORDINANCE GRANTING APPROVAL FOR A PLANNED UNIT DEVELOPMENT, DEVELOPMENT CONCEPT PLAN, SPECIAL USE PERMITS, AND MODIFICATIONS TO THE ZONING AND LAND DEVELOPMENT
More informationSUBDIVISION DEFINED, EXEMPTIONS FROM DEFINITION:
12-611: SUBDIVISION DEFINED, EXEMPTIONS FROM DEFINITION: A. 1. Minor Land Division (MLD) shall mean any division of land into four (4) or fewer lots. 2. Minor Subdivision shall mean any division of land
More informationBoard of Zoning Adjustments Staff Report Monthly Meeting Monday, June 13, 2016
Board of Zoning Adjustments Staff Report Monthly Meeting Monday, June 13, 2016 Docket Number: BZA 043-16 Prepared by: Valerie McMillan Applicant or Agent: Roger Whatley Property Location: 3727 Constance
More information