REPORT TO THE PLANNING COMMISSION
|
|
- Susanna Palmer
- 6 years ago
- Views:
Transcription
1 Agenda Number: PC14-50 MEETING DATE: February 5, 2015 REPORT TO THE PLANNING COMMISSION SUBJECT: Villas of Tara Oaks Request approval of a Preliminary Subdivision Plat for 29 lots, on 9.14 acres located south of East Harpers Ferry Road, east of Collierville-Arlington Road and north of Tara Oaks Drive. INTRODUCTION: Kevin Vaughan, with Township Development Services, and representing Crews EXHIBITS 1. Applicant s Cover Letter (12/15/14) 2. Preliminary Plat (1/20/15) 3. Tara Oaks Commercial Subdivision Existing Conditions (12/19/13) 4. Construction Plan Review Conditions of Approval (1/13/15) Holdings, LLC, is requesting approval of a Preliminary Subdivision Plat for a 29-lot residential subdivision on 9.14 acres on the east side of Collierville-Arlington Road, between East Harpers Ferry Road and Tara Oaks Drive. The property is zoned R-3A High Density Residential and is surrounded by R-3A to the north (Harpers Trail PD), MPO Medical Professional Office (undeveloped drainageway) and R-2 Medium Density Residential (Tara Oaks Subdivision) to the east, MPO (vacant land) and SCC Shopping Center Commercial (Collierville Activity Center commercial center) to the south, R-1 Low Density Residential (Shenandoah and Castle Creek Subdivisions) to the west. BACKGROUND: On January 12, 2015, the Board of Mayor and Aldermen (BMA) approved Ordinance on third and final reading which rezoned the 9.14 acres, known as Lot 1 of the Tara Oaks Commercial Subdivision, from SCC to R-3A, after a recommendation to approve the rezoning from the Planning Commission on November 6, An amendment to the Town s Land Use Plan to reflect the change in land use will be presented to the Planning Commission later this year. KEY QUESTIONS: The Planning Commission may find the following questions helpful in determining whether the proposed subdivision is consistent with the Subdivision Regulations and the Zoning Ordinance. 1. What are the plans for the common open space entry features and perimeter fencing? No plans have been submitted for the common open spaces, an entry feature, or any fencing. There are 1.25 acres of common open space that surround nearly the entire perimeter of the subdivision with the only exception being between Lots 16, 17, 19 and 20 and the commercial lot at the southwest corner. The applicant intends to submit landscaping, lighting and fencing plans for review by the Design Review Commission at the March 12 th meeting. 2. What is the impact of the existing ingress/egress easements for the nonresidential corner lot on the residential development? The property being developed as the Villas of Tara Oaks was previously Lot 1 of the Tara Oaks Commercial Subdivision. The ingress/egress easements were placed on the original plat of the commercial subdivision for the purpose of providing safe access to Lot 2. The easements allow drives to be placed at a safe distance from the intersection of Tara Oaks Drive and Collierville-Arlington Road. The ingress/egress easements will remain on the plat for the Villas of Tara Oaks within COS A and COS B. A note has been placed on the plat that allows the owner of Lot 2 to supplement its landscape buffers with 1
2 off-site plantings in the ingress/egress easements in COS a and B with approval from the Villas of Tara Oaks homeowners association. Condition of approval #2 requires that a note be placed on the plat that explains of whom the ingress/egress easements are in favor and what their purpose is. 3. What are the implications of the 31-foot Alternative Right-of-Way? The applicant has requested a reduction in the right-of-way (ROW) width from 50 feet to 31 feet. The Subdivision Regulations allow the Planning Commission to modify the ROW width requirements in cases where topography or other physical conditions that make a street of the minimum required width impracticable. Street widths may not be modified solely for the purpose of increasing the area of marketable land. A 9.5 foot pedestrian and utility easement will be provided on the lot frontages to allow for the installation of sidewalks and utilities. Streetfacing garages on an alternative 31-foot right-of-way could result in an overlap onto the sidewalk by vehicles parked between the street-facing garage and the street (see Exhibit 2 and Condition #2). DISCUSSION: The 9.14-acre property has road frontage on Collierville-Arlington Road, East Harpers Ferry Road, and Tara Oaks Drive. The property was recently rezoned from SCC to R3-A which allows a minimum lot size of 6,000 square feet for single family detached dwellings and a 60 foot minimum lot width. A summary of the proposed subdivision bulk standards is found in Table 1. The lot sizes and setbacks meet or exceed those for single family dwellings on property zoned R3-A. Table 1: Subdivision Data Summary Total Area 9.14 acres Total Number of Lots 29 single family Open Space 1.25 acres (13.7%) Allowed Proposed Minimum Lot Size 6,000 sq. ft. 7,859 sq. ft. Minimum Lot Width 60 ft. 60 ft. Setbacks Front Side 25 ft. 12 ft. total 5 ft. minimum 20 ft. 25 ft. 12 ft. total 5 ft. minimum 20 ft. Lot Layout/Circulation: The Preliminary Plat Rear includes two cul-de-sacs intersecting with a through street (Shanborne Lane) that runs north-south between East Harpers Ferry Road and Tara Oaks Drive. None of the proposed 29 lots will have access to the surrounding streets and none of the new local streets providing access to the lots in the subdivision will have access to Collierville-Arlington Road. Shanborne Lane (proposed) will align with Shanborne Cove to the north and with an existing driveway to the commercial center to the south, and will be the only entrances to the neighborhood. Street right-of-way: The applicant is proposing a 31-foot alternative right-of-way (ROW) with an adjacent 9.5- foot pedestrian and utility easement where sidewalks and public utilities will be located. The request for an alternative ROW is based on the encroachment upon the property of the two existing ingress/egress easements provided for the benefit of the MPO lot on the corner, and the public drainage/maintenance easement for the large drainageway to the east of the property. To allow for the installation of utilities and sidewalks across the front of the lots, a 9.5 foot easement is shown along all of the interior street frontages. To prevent vehicles from overlapping the sidewalk on lots where there might be street-facing garages, a condition of approval (#2) will require that street-facing garages should be setback a minimum of 20 feet from the back of the sidewalk so as to create an outdoor parking pad between the garage and the sidewalk. Traffic: The additional traffic generated by the 29 new homes will create 278 average daily trips (ADT) spread over an interconnected street network, and thus will have minimal impact on adjacent streets and intersections. All adjoining streets are already improved to their full rights-of-way as designated on the Major Road Plan. Utilities: Water and sewer service will be provided from existing infrastructure in East Harpers Ferry Road and Tara Oaks Drive. Easements for electric, telephone and cable services will be provided along all sides of the lots. Grading & Drainage: No detention is required for the subdivision as all lots will drain to the existing drainageway on the east side of the property. 2
3 Tree Protection: Although there are several small, young trees on the property, there are only 3 trees that are 8 inches or larger in diameter that will be removed for construction of the subdivision. Two mitigation trees will be required based on 1 tree for every 2 removed. Mitigation trees will be required in addition to trees required by the Zoning Ordinance and should be shown within the common open space when the landscape plans are submitted. The Planning Division has been working on updates to the Town s tree policy and how mitigation is calculated, with a focus less on individual tree removal and more about the total tree canopy coverage of the site. This site provides a good case study to evaluate the requirement for mitigation trees and tree surveys of all trees 8 inches in caliper or greater. Although a proposed policy update has not been developed for adoption, it is important to note that this is site is a field with mostly new growth, with only 3 trees that have reached 8 inches or greater in size. The applicant plans to remove all the trees and to grade the site for proper drainage and finished floor elevations. At least 33 new trees will be planted on the new lots, which do not include common open space plantings. With time, the new tree canopy created will far exceed the pre-development condition. The Tree Policy does not currently give credit for required tree plantings in common open space or trees planted on individual lots. The Tree Policy also requires tree surveys of all trees 8 inches in caliper or greater (whether they are to remain or be removed), but perhaps should not, as the focus could instead be on saving trees (with proper tree protection fencing) and creating tree canopy. Through this practice, good site grading and drainage practices could be encouraged rather than penalizing an applicant for trees that need to be removed anyway. By spring 2015 a draft Tree Policy update will be released for consideration. Next Steps: The following are the next steps to develop the Villas of Tara Oaks neighborhood. Design Review Commission Review of Common Open Space: The DRC will review the landscaping, lighting, and entry features within the common open spaces of the subdivision. Development Agreement for Infrastructure Construction Plans: The applicant must enter into a Development Agreement with the Board of Mayor and Aldermen for the construction of the public and private improvements (see Exhibit 4). Final Subdivision Plat: To create lots for sale, approval of a Final Subdivision Plat by the Planning Commission is required. EXAMPLE MOTION AND CONDITIONS OF APPROVAL: To approve the Preliminary Subdivision Plat for 29 single-family residential lots on 9.14 acres located east of Collierville-Arlington Road, between East Harpers Ferry Road and Tara Oaks Drive (Exhibit 2) subject to the following conditions. 1. This development is subject to all applicable standard conditions of approval as adopted by the Board of Mayor and Aldermen, Resolution Include a note on the Preliminary and Final Plats that spells out to whom and for what purpose the ingress/egress easements are provided. 3. A note shall be placed on the Preliminary and Final Plats stating that street-facing garages shall be setback a minimum of 20 feet from the back of the sidewalk so as to create an outdoor parking pad between the garage and the sidewalk. 4. Provide landscape, fencing, entry feature and lighting plans for review by the DRC for the subdivision as part of the Infrastructure Construction Drawings. The DRC shall review and approve the landscape, fencing, entry feature and lighting plans before the BMA can approve the Development Agreement and Infrastructure Construction Drawings. 5. Two mitigation trees shall be required to be shown in the common open space on the landscape plan; however, if the Tree Policy is updated before the applicant enters into a Development Agreement for the 3
4 Subdivision Infrastructure, he may choose to use any new method adopted for calculating mitigation trees. 6. The Town Attorney is reviewing the HOA documents. Comments will be provided before a Development Agreement (DA) is placed on the Board of Mayor and Aldermen (BMA) agenda. If any revisions are required, a revised Declaration of Covenants, Conditions and Restrictions shall be submitted prior to approval of the Development Agreement for the subdivision. 7. The title of the subdivision shall include the following in parentheses below the subdivision name: (Resubdivision of Lot 1 of the Tara Oaks Commercial Subdivision). 8. Engineering will require the following on the Preliminary Plat: a. FEMA Note #9 The lots should be b. Drainage Easement between lots 23 & 24 still needs to be labeled as Public like the other drainage easements. c. Note #6 Shouldn t this be at the Public Drainage/Maintenance Easement. instead of at the Private Ingress/Egress Easement.? d. Please add notes explaining who the easements are in favor of and what they are for. e. 41 Ingress/Egress Easement Please put the Book & Page that established the easement. f. 41 Ingress/Egress Easement Shouldn t the label state that the Developer of lot 2 is responsible for constructing the drive? This subdivision is on Lot 1. CONTACT INFORMATION: Owner Applicant Project Planner Contact: Jason Crews Kevin Vaughan Nancy Boatwright, AICP (primary) Jaime W. Groce, AICP Organization: Crews Holdings, LLC Township Development Services Planning Division Address: 3035 Centre Way, Ste N. Revell Point 500 Poplar View Parkway Germantown, TN Collierville, TN Collierville, TN Phone: Fax: jason@crewsrealty.com kvaughan@townshipdev.com nboatwright@ci.collierville.tn.us 4
5 Exhibit 1
6 Exhibit 2
7 Exhibit 2
8 Exhibit 2
9 EXHIBIT HARPERS FERRY DRIVE BFE-302 NORTH SCALE:1"=100' THE INFORMATION SHOWN WAS COMPILED FROM NUMEROUS SOURCES AND IS BELIEVED TO BE CORRECT; HOWEVER, NO WARRANTY IS EXPRESSED OR IMPLIED. 0 50' 100' ARLINGTON ROAD COLLIERVILLE ±9.13 Acres 100 YEAR FLOODPLAIN (2013) FLOODWAY (2013) 294 BFE ±1.06 Acres M01.dwg C Copyright: Property Solutions December 19, 2013 Existing Conditions TARA OAKS COMMERCIAL SD COLLIERVILLE, TENNESSEE 310 TARA OAKS DRIVE BFE- 294 Realty, LLC
10 Exhibit 4 Engineering Division Comments DEVELOPMENT NAME: TYPE OF APPLICATION: COMPILED BY: Villas of Tara Oaks Construction Plans Steven Russell and Jason Walters PLAN STAMP DATE: 12/15/14 COMMENT DATE: 1/13/15 DRT DATE: 1/13/15 All Sheets: 1. BM Note Please provide a little more specific description on the location or show and label it in the drawing Notes: 2. The Town s Standard Notes sheet must be used. Any site specific notes can be added to this sheet Grading & Drainage Plan: 3. Please label the rip-rap 4. Show and label the ditch centerline, the top of bank from where the 60 buffer is measured, and the 60 undisturbed buffer. 5. Please add a note that the drainage is Public 6. Structure Table Please provide the top/rim elevations for the dmhs 7. The drain pipes need to be shifted off the property line. Homeowners will build a fence on the property line and the Town does not want a fence built right on top of the pipe in case pipe repairs are needed in the future. (If it is easier, just shift the lot lines) 8. Between Lots 7 and 8 revise the 305 contour to allow for a deeper passive drainage swale. 9. The number of discharge points entering the existing channel on the east side of the property needs to be minimized to at most 2. We would recommend the 2 locations be where headwalls #1 and #10 are located. Headwall #1 needs to be better oriented such that the discharge flow does not go against the flow in the channel. The storm sewer will need to be revised to take the storm water from the southernmost inlets into drain manhole # As you (The Bray Firm) did for storm sewers entering into the northern channel on Harpers Trail PD, please provide drop inlets on top of the bank on the proposed storm sewers (west of headwalls #1 and #10) before storm water discharges down the bank of the channel on this site. A small berm will need to be similarly constructed with north/south grading taking place such that water runs to the inlets instead of directly down the channel slope. The discharge elevation of the headwalls needs to be near the bottom of the channel. Page 1 of 3
11 Exhibit 4 Engineering Division Comments Erosion Control Plan: 11. TDEC requires as 3 phased erosion control plan which typically means 3 sheets. We have no issue with the way the erosion control plans are set up with 3 phases on 2 sheets, but if TDEC requires a revision, we will need to receive a copy of the revised plan sheets. 12. Extend silt fence on the east side of the site to the south to Tara Oaks Drive. Sewer Plan: 13. One copy of the state approved Sewer Plan shall be provided to the Engineering Department and Public Services. Construction of the sanitary sewer shall not begin until the state approval is received 14. The sewer is to be bored in Harpers Ferry 15. Please add a note at the exist. smh #1 that a drop construction is required for the proposed main connection 16. Please add a few flow arrows to the main 17. Please add a note that the sewer is Public Water Plan: 18. One copy of the state approved Water Plan shall be provided to the Engineering Department and Public Services. Construction of the water shall not begin until the state approval is received 19. Please add a note that the water is Public 20. There needs to be 3 valves at each intersection. Please add a valve to each one Combination Utility Plan: 21. Please show the drainage as well Shanborne Lane Plan & Profile Sheet: 22. Please add a note at the exist. smh #1 that a drop construction is required for the proposed main connection 23. Need a Plan View for the drainage outfalls. 24. #19-#21 Profile View - #21 is labeled 0+00 first and then it is labeled The pipe from #21 to #19 is labeled as 0.40% but the table has 0.50% 26. The intersection equation at Shanborne and Ethan is labeled as Kayley 27. The leader on the intersection equation for Shanborne Lane and Harpers Ferry is going to Shanborne Cove Kayley Cove Plan & Profile Sheet: 28. Need a Plan View for #9 to #8 29. The top for #1 is labeled as in the Profile but in the table. Since this is a headwall the top is really not required. Please remove or correct it 30. Plan View Please label the rip-rap Ethan Cove Plan & Profile Sheet: 31. The intersection equation has Kayley Cove 32. Plan View Please label the rip-rap Page 2 of 3
12 Exhibit 4 Engineering Division Comments Traffic Control Plan: 33. Is required Street Signage Plan: 34. Is required. Please show Speed Limit signs as well. There should only be 2 Speed Limit signs needed. One for the northbound traffic on Shanborne and one for the southbound traffic. (Please remove the signage notes from the P&P Sheets) General Comments: Please provide a copy of the NOI, NOC and SWPPP Street names shall be approved by MLGW. A copy of the MLGW address assignment shall be submitted to the Engineering Dept. Please provide a CAD file so that GIS can verify that the coordinates are correct Plans are being reviewed by the Engineering Inspector. Additional comments may be made Please provide written responses stating how each comment was addressed Marked up plans are available for your review if needed Page 3 of 3
Staff Report to the North Ogden Planning Commission
Staff Report to the North Ogden Planning Commission SYNOPSIS / APPLICATION INFORMATION Application Request: Consideration and action on an administrative application for final approval for the Legacy North
More informationResidential Major Subdivision Review Checklist
Residential Major Subdivision Review Checklist Plan Submittal Requirements: 2 full sets of stamped plans Electric submittal - all plans contained in a single PDF 3 full sets if commercial kitchen or dining
More informationAgenda Numbers: PC15-14 MEETING DATE: July 7, 2015 REPORT TO THE PLANNING COMMISSION
Agenda Numbers: PC15-14 MEETING DATE: July 7, 2015 REPORT TO THE PLANNING COMMISSION SUBJECT: Patton Computers, 264 Market Boulevard (The Market on Poplar, Lot #1) - Request approval of a Conditional Use
More informationREPORT TO THE SHELBY COUNTY PLANNING COMMISSION From the Department of Development Services Planning Services. February 4, 2019
REPORT TO THE SHELBY COUNTY PLANNING COMMISSION From the Department of Development Services Planning Services February 4, 2019 Case No. Request for Rezoning Approval From E-1 to E-2 SD This is a request
More informationResidential Minor Subdivision Review Checklist
Residential Minor Subdivision Review Checklist Plan Submittal Requirements: 2 full sets of stamped plans Electric submittal - all plans contained in a single PDF 3 full sets if commercial kitchen or dining
More informationStaff Report to the North Ogden City Council
Staff Report to the North Ogden City Council SYNOPSIS / APPLICATION INFORMATION Application Request: Consideration and action on an administrative application to provide comments on the preliminary plan
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 informationM E M O R A N D U M. Meeting Date: October 23, Item No. F-1. Planning and Zoning Commission. Daniel Turner, Planner I
M E M O R A N D U M Meeting Date: October 23, 2017 Item No. F-1 To: From: Subject: Planning and Zoning Commission Daniel Turner, Planner I PUBLIC HEARING: Consider a recommendation of a of Planned Development
More informationNew Electronic Planning Commission Submittal Process
New Electronic Planning Commission Submittal Process STANDARD OPERATING PROCEDURE Purpose: To outline the electronic submittal process for applications to the Planning Commission. Background: Procedure:
More informationSUBJECT PARCEL(S) Property Owner(s) TMS Number Approximate Acreage Carolina Park Development, LLC
Staff Report Special Planning Commission Meeting November 19, 2014 For reference, the Zoning Code and Land Development Regulations are available online. AGENDA ITEM 5c. SKETCH PLAN APPROVAL REQUEST: Request
More informationBRIDGETON SUBDIVISION APPLICATION CHECKLIST
APPLICATION NAME AND # CHECKLIST COMPLETED BY: DATE: Signature and printed name BRIDGETON SUBDIVISION APPLICATION CHECKLIST TO SUBDIVISION APPLICANTS: The attached checklist is to assist you in the submission
More informationARTICLE 900 PLAT AND PLAN REQUIREMENTS
ARTICLE 900 PLAT AND PLAN REQUIREMENTS SEC. 900.1 ITEMS TO BE SHOWN ON PLAT OR PLAN General (1) Property lines of all property owners adjacent to the exterior boundaries of the project shall be located
More informationARTICLE 23 CONDOMINIUM STANDARDS
ARTICLE 23 CONDOMINIUM STANDARDS Section 23.01 Intent. The intent of this Article is to provide regulatory standards for condominiums and site condominiums similar to those required for projects developed
More informationPRELIMINARY PLAT CHECK LIST
PRELIMINARY PLAT CHECK LIST Name of Proposed Subdivision: The following items must be included with the initial submittal of a Preliminary Plat: Application, filled out completely Project Narrative Pre-application
More informationANDOVER CODE. Checklist #5 Preliminary Site Plan Conditional Use
ANDOVER CODE Checklist #5 Preliminary Site Plan Conditional Use Applicant: Block Lot File No. This checklist is for general reference only. Further information may be required by the reviewing authority.
More informationAppendix A: Submittal Checklists
Appendix A: Submittal Checklists A.1 Preliminary Plat Checklist A.2 Final Plat Checklist 11 Appendix A.1 DESIGN CHECKLIST FOR PRELIMINARY PLATS AND DEVELOPMENTS Development Name: Location: Date: Reviewed
More informationInitial Subdivision Applications Shall Include the Following:
Initial Subdivision Applications Shall Include the Following: 1) Subdivision Application Form: completely filled out (12 copies) 2) Plat: The Plat must adhere to the requirements set forth in the Town
More informationPLANNED DEVELOPMENT DISTRICT STANDARDS. Cadence Site
PLANNED DEVELOPMENT DISTRICT STANDARDS Cadence Site A Planned Development District 1. Statement of General Facts, Conditions and Objectives Property Size: Approximately 57.51 Acres York County Tax Map
More informationMAPLETON CITY CORPORATION. Step 7: Upon final approval and prior to plat recording the applicant shall provide the following:
MAPLETON CITY CORPORATION Subdivision Process The City s subdivision requirements are designed to facilitate orderly, safe and efficient development and to implement the adopted General Plan. Below is
More informationCHECKLIST FOR DEVELOPMENT REVIEW
CHECKLIST FOR DEVELOPMENT REVIEW Petitions and related documents and plans for land development or other proposals regulated by Title 16 of the Municipal Code (Development Ordinance) and Title 17 of the
More informationAN ORDINANCE TO CREATE THE ALDEN RIDGE PUD As Recommended to the Lowell Township Board by the Lowell Township Planning Commission January 11, 2016
CHARTER TOWNSHIP OF LOWELL COUNTY OF KENT, MICHIGAN AN ORDINANCE TO CREATE THE ALDEN RIDGE PUD As Recommended to the Lowell Township Board by the Lowell Township Planning Commission January 11, 2016 At
More informationStaff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached:
Staff Report: Completed by Jeff Palmer Director of Planning & Zoning Date: November 7, 2018, Updated November 20, 2018 Applicant: Greg Smith, Oberer Land Developer agent for Ronald Montgomery ET AL Property
More informationPLANNING COMMISSION REPORT Regular Agenda Non Public Hearing Item
PC Staff Report 3/23/15 FDP-14-00551 Item No. 2-1 PLANNING COMMISSION REPORT Regular Agenda Non Public Hearing Item PC Staff Report 3/23/15 ITEM NO. 2: FINAL DEVELOPMENT PLAN FOR HUTTON FARMS WEST PHASE
More informationCITY OF OCOEE LAND DEVELOPMENT CODE SUFFICIENCY TABLE WITH NOTES
CITY OF OCOEE LAND DEVELOPMENT CODE SUFFICIENCY TABLE WITH NOTES The Sufficiency Table is a checklist to help identify the types of information and documentation needed for various types of projects. The
More informationURBANDALE PLANNING AND ZONING COMMISSION MINUTES. July 9, 2018
URBANDALE PLANNING AND ZONING COMMISSION MINUTES The Urbandale Planning and Zoning Commission met in regular session on Monday,, at the Urbandale City Hall, 3600 86th Street. Chairperson Jeff Hatfield
More informationAPPLICATION for MINOR SUBDIVISION REVIEW for CONCEPT and FINAL PLAT within COALVILLE CITY. Project Name: Project Address or Area: Name of Owner:
APPLICATION for MINOR SUBDIVISION REVIEW for CONCEPT and FINAL PLAT within COALVILLE CITY For Office Use Only: Application #: Application Date: PC Approval Date: CC Approval Date: Community Development
More informationRECOMMENDATION Following the public hearing, consider Zoning Case PD14-16, with a Development Plan.
Staff Report Zoning Case PD14-16 (Helzer Tract) Planning and Zoning Meeting Date: 12-17-14 Document Being Considered: Ordinance RECOMMENDATION Following the public hearing, consider Zoning Case PD14-16,
More informationPRELMINARY PLAT CHECKLIST
PRELMINARY PLAT CHECKLIST A. All preliminary plat submitted for approval shall be prepared by a Registered Professional Land Surveyor. B. Preliminary plats must be drawn to a scale of XXX with such accuracy
More informationConditional Use Sketch Plan Application Non-Residential Zone
For Office Use Only Fees received by: Date of submittal: Amount Paid: Receipt #: Initial Review, all of the required supporting materials have been provided: Sketch Plan Meeting Date: Conditional Use Sketch
More informationWashington County, Minnesota Ordinances
Washington County, Minnesota Ordinances Ordinance No. 153 Text Amendment to the Washington County Development Code - Chapter One, Section 2 and Chapter Two, Part 1, Part 2, Part 3, of the Development Code
More informationFINAL SUBDIVISION AND LAND DEVELOPMENT PLAN CHECKLIST. Plan Name. Applicant's Name:
TOWNSHIP OF UPPER ST. CLAIR FINAL SUBDIVISION AND LAND DEVELOPMENT PLAN CHECKLIST Date Filed Plan Name PLC Applicant's Name: Phone Filing Date for Final Application Final Plat 114.22. FINAL APPLICATION
More informationDETAILED GRADING PLAN CHECKLIST (TEARDOWN/REDEVELOPMENT) Updated: 12/12/2017
DETAILED GRADING PLAN CHECKLIST (TEARDOWN/REDEVELOPMENT) Updated: 12/12/2017 ADDRESS: PERMIT #: DATE: Sat. Not GENERAL 1. A disposition of comments should be included in all subsequent submittals. 2. Plan
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 informationRESIDENTIAL CLUSTER DEVELOPMENT DISTRICT SPECIAL PERMIT RULES AND REGULATIONS OF THE PLANNING BOARD OF THE TOWN OF COHASSET, MASSACHUSETTS
RESIDENTIAL CLUSTER DEVELOPMENT DISTRICT SPECIAL PERMIT RULES AND REGULATIONS OF THE PLANNING BOARD OF THE TOWN OF COHASSET, MASSACHUSETTS Attached: Residential Cluster Development District Special Permit
More informationTO: Glynn County Board of Commissioners. Eric Landon, Planner II. ZM2773 Peppertree Crossing Phase II
COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Division 1725 Reynolds Street, Suite 200, Brunswick, GA 31520 Phone: 912-554-7428/Fax: 1-888-252-3726 TO: Glynn County Board of Commissioners MEMO FROM:
More informationCity of Suwanee Development Regulations ARTICLE 10 PLAN AND PLAT SPECIFICATIONS
ARTICLE 10 PLAN AND PLAT SPECIFICATIONS 10.1 CONCEPT PLAN SPECIFICATIONS The following paragraphs outline the required elements of both the required and optional plans and plats mentioned throughout these
More informationFinal Plats for Major Residential and Commercial Subdivisions Checklist
Project Name: : This form is a checklist of Zoning Ordinance requirements for major residential and commercial subdivision plats to assist the applicant in their submittal. It is not intended to be a comprehensive
More informationSection Preliminary Plat Checklist and Application Forms
Section 201 - Preliminary Plat Checklist and Application Forms PRELIMINARY SUBDIVISION PLAT REVIEW PROCESS CHART PRELIMINARY SUBDIVISION PLAT APPLICATION PRELIMINARY PLAT REVIEW CHECKLIST CITY OF NAMPA
More informationTownship of Little Egg Harbor Planning Board 665 Radio Road Little Egg Harbor, New Jersey Phone: ext. 221 Fax:
BLOCK(S) LOT(S) Township of Little Egg Harbor Planning Board 665 Radio Road Little Egg Harbor, New Jersey 08087 Phone: 609-296-7241 ext. 221 Fax: 609-294-3040 Development Application Amended Development
More informationRIVERDALE CITY PLANNING COMMISSION APPLICATION FOR RESIDENTIAL SUBDIVISION SITE PLAN APPROVAL
Community Development 4600 So. Weber River Drive Riverdale, Utah 84405 RIVERDALE CITY PLANNING COMMISSION APPLICATION FOR RESIDENTIAL SUBDIVISION SITE PLAN APPROVAL CASE NO: DATE SUBMITTED: APPLICANT S
More informationTime Extension Staff Report
Time Extension Staff Report Subdivision Name Lunara Subdivision File Number SUB07-00019 Approval Time Extension for Lead Agency Boise City Certification Signature of Boise City Engineer Annexation Date
More informationARTICLE 13 CONDOMINIUM REGULATIONS
ARTICLE 13 CONDOMINIUM REGULATIONS Section 13.01 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 informationCommunity Development
Land Use Petition RZ-16-002 Date of Staff Recommendation Preparation: April 15, 2016 (CEL) Date of Planning Commission Recommendation: May 3, 2016 PROJECT LOCATION: DISTRICT/SECTION/LANDLOT(S): ACREAGE
More informationPreliminary Subdivision Application (Major) (Four (4) lots or more)
Gunnison City Offices www.gunnisoncity.org 38 West Center Gunnison, Utah 84634 (435) 528 7969 Date of Application: Preliminary Subdivision Application (Major) (Four (4) lots or more) APPLICANT INFORMATION
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 informationCity of Midland Application for Site Plan Review
City of Midland Application for Site Plan Review Submission Date: Property Owner: Mailing Address: Phone number: ( ) Cell phone: ( ) Email address: Fax: ( ) Owner s Signature: Applicant Name (if not owner):
More informationARTICLE 900 PLAT AND PLAN REQUIREMENTS
Final SEC. 900.01 ARTICLE 900 PLAT AND PLAN REQUIREMENTS General provisions. (a) Scale. The scale of all plats and plans shall be a minimum of 1 to 100 ft. (b) Size. The minimum page size for all plats
More informationFINAL PLAT CHECKLIST
FINAL PLAT CHECKLIST Project Name: Tax ID #: Project Number: Date: _ Reviewed By: Telephone: Please address all items marked with an "X" Please return redline comments with corrected plan, original mylar,
More informationSECTION 4: PRELIMINARY PLAT
SECTION 4: PRELIMINARY PLAT After the completion of the sketch plan process, if submitted, the owner or developer shall file with the City an application for preliminary plat. The preliminary plat stage
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 informationTentative Map Application Review Procedures
FOR REFERENCE ONLY This page is not part of the application. Tentative Map Application Review Procedures The tentative map process in Churchill County is designed to provide a mechanism in order to divide
More informationGWINNETT COUNTY CSO CONSERVATION SUBDIVISION OVERLAY DISTRICT REQUIREMENTS
GWINNETT COUNTY CSO CONSERVATION SUBDIVISION OVERLAY DISTRICT REQUIREMENTS Section 1316. CSO Conservation Subdivision Overlay District. 1. Purposes. The purposes of this overlay district are as follows:
More informationLABEL PLEASE NOTE: ALL APPLICATIONS AND SITE PLANS MUST BE COMPLETED IN BLACK OR BLUE INK ONLY Intake by:
STAFF USE ONLY Thurston County Resource Stewardship 2000 Lakeridge Dr. S.W. Olympia, WA 98502 (360)786-5490 / (360)754-2939 (Fax) TDD Line (360) 754-2933 Email: permit@co.thurston.wa.us Supplemental Application
More informationSUBDIVISION AND LAND DEVELOPMENT. 185 Attachment 20
185 Attachment 20 APPENDIX S Plat No. Date of Submission Twp. Fee $ Dauphin Co. Fee $ TOWNSHIP OF DERRY SUBDIVISION OR LAND DEVELOPMENT PLAN SUBMISSION APPLICATION This block for Twp. use only 1. Title
More informationCHAPTER 26 PLANNING AND ZONING ARTICLE VII. MOBILE HOMES AND RECREATIONAL VEHICLE (RV) PARKS. Recreational Vehicle (RV) Park Development Standards
CHAPTER 26 PLANNING AND ZONING ARTICLE VII. MOBILE HOMES AND RECREATIONAL VEHICLE (RV) PARKS. Section 26-VII-1. Section 26-VII-2. Section 26-VII-3. Section 26-VII-4. Section 26-VII-5. Purpose Permitted
More informationCity of Ferndale CITY COUNCIL STAFF REPORT
SUBJECT: Final Plat Approval DATE: January 19, 2016 FROM: Haylie Miller, Assistant Planner PRESENTATION BY: Haylie Miller City of Ferndale CITY COUNCIL STAFF REPORT MEETING DATE: January 19, 2016 AGENDA
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 informationCONDOMINIUM REGULATIONS
ARTICLE 37 CONDOMINIUM REGULATIONS SECTION 37.01. Purpose The purpose of this Article is to regulate projects that divide real property under a contractual arrangement known as a condominium. New and conversion
More informationBallard City Final Plat Check List
Ballard City Final Plat Check List TO BE COMPLETED BY BOTH THE DEVELOPER AND THE CITY Design: Check: Check each of the following items for compliance with adopted City Standards, Titles, General Plans
More informationAPPLICATION REVIEW CHECKLISTS
APPLICATION REVIEW CHECKLISTS The following must be submitted with and are part of each application. No application is complete until all required documentation has been submitted to the Community Development
More informationChapter Plat Design (LMC)
Chapter 18.14 Plat Design (LMC) Sections: 18.14.010 Lot width 18.14.020 Right-of-way requirements 18.14.030 Pipe stem lots 18.14.040 Division resulting in minimum lot sizes 18.14.050 Flood prone and bad
More informationSITE DEVELOPMENT PLAN REQUIREMENTS CHECKLIST
SITE DEVELOPMENT PLAN REQUIREMENTS CHECKLIST Completed DRC Application for Review Required for Application Process DRC Processing Fee 1 Commercial $2,500.00 Fire Department Review Fee 150.00 Total $2,650.00
More informationCOMMUNITY DEVELOPMENT DEPARTMENT 333 Broadalbin Street SW, P.O. Box 490 Albany, OR 97321
COMMUNITY DEVELOPMENT DEPARTMENT 333 Broadalbin Street SW, P.O. Box 490 Albany, OR 97321 Ph: 541-917-7550 Fax: 541-917-7598 www.cityofalbany.net STAFF REPORT Application for Site Plan Review SP-07-18 and
More informationSite Plan Application
Site Plan Application City of St. Pete Beach Community Development Department 155 Corey Avenue St. Pete Beach, Florida 33706 (727) 367-2735 www.stpetebeach.org Case Number: PROPERTY OWNER: Name: Address:
More informationPlanning Commission Preliminary Plan Hidden Lakes Estates Medina Township EXECUTIVE SUMMARY
Planning Commission Preliminary Plan Hidden Lakes Estates Medina Township Meeting: January 2, 2019 App. No.: 105-2018-PP Applicant: Hidden Lake Medina, LLC Engineer: Cunningham & Associates, LLC Parcel
More informationAPPENDIX B. SUBMISSION REQUIREMENTS
Master Major Site Minor Site Landscape Section B.1 Table of /Plat Requirements Proposed or approved name of development, project, subdivision, and/or phase. Location, including township, county, and state.
More informationStaff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached:
Staff Report: Completed by Jeff Palmer Director of Planning & Zoning Date: November 7, 2018 Applicant: Greg Smith, Oberer Land Developer agent for Ronald Montgomery ET AL Property Identification: Frontage
More informationI. Requirements for All Applications. C D W
108-16.1. Application checklists. Checklist for Required Submissions to the Planning Board or Zoning Board of Adjustment of Monroe Township All required submissions are to be made to the Administrative
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 informationSPANISH FORT PLANNING COMMISSION PRELIMINARY SUBDIVISION PLAT APPLICATION. Number of Lots (Units) Address. Address.
Case No. SPANISH FORT PLANNING COMMISSION PRELIMINARY SUBDIVISION PLAT APPLICATION Name of Subdivision Tax Parcel Number(s) Subdivision Location Total Acreage Number of Lots (Units) Average Lot Size Current
More informationDETAILED GRADING PLAN CHECKLIST (TEARDOWN/REDEVELOPMENT)
GENERAL DETAILED GRADING PLAN CHECKLIST (TEARDOWN/REDEVELOPMENT) ADDRESS: PERMIT #: DATE: 1. Plan is signed and sealed by an Illinois registered professional engineer including date signed and license
More informationCITY OF SARALAND FINAL SUBDIVISION PLAT REVIEW
CITY OF SARALAND FINAL SUBDIVISION PLAT REVIEW Application Number: Date Plat Submitted: Name of Subdivision: Name of Owner: Owner Address: (Street or P.O. Box) Telephone #: (City) (State) (Zip) E-mail:
More informationHERON LANDING SUBDIVISION
HERON LANDING SUBDIVISION Engineering Comments: Per FEMA guidelines, any development greater than 5 acres in size or subdivision 50 lots in size, requires a flood study. Width of drainage easement to be
More informationPreliminary Subdivision Application (Minor) (Three (3) lots or less)
Gunnison City Offices www.gunnisoncity.org 38 West Center Gunnison, Utah 84634 (435) 528 7969 Date of Application: Preliminary Subdivision Application (Minor) (Three (3) lots or less) APPLICANT INFORMATION
More informationSUBDIVISION REGULATIONS
SUBDIVISION REGULATIONS WASHINGTON COUNTY, TENNESSEE DATE ADOPTED MARCH 1981 RE-ADOPTED APRIL 4, 2010 AMENDED Prepared For The Washington County Regional Planning Commission Joe McCoy, Chairman Sam Lindley,
More informationLetter of Intent May 2017 (Revised November 2017)
THE BEACH AT WOODMOOR LETTER OF INTENT MAY 2017 (REVISED NOVEMBER 2017) OWNER/APPLICANT: CONSULTANT: Lake Woodmoor Holdings LLC N.E.S. Inc. 1755 Telstar Drive, Suite 211 619 North Cascade Avenue Colorado
More informationGuide to Combined Preliminary and Final Plats
Guide to Combined Preliminary and Final Plats Introduction The Douglas County is committed to providing open, transparent application processes to the public. This Guide is provided to assist anyone interested
More informationc. Final plat (recommendation by the Planning Commission, approval by City Council)
SPRINGVILLE CITY COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION SUBDIVISION APPROVAL REVIEW PROCESS & CHEKLIST 110 SOUTH MAIN STREET SPRINGVILLE, UT 84663 OFFICE 801.491.7861 www.springville.org Before
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 informationDivision Development Impact Review.
Division 51-4.800. Development Impact Review. SEC. 51-4.801. PURPOSE. The general objectives of this division are to promote and protect the health, safety, and general welfare of the public through the
More informationDAUPHIN CREEK ESTATES SUBDIVISION
# 12 SUB-000076-2017 DAUPHIN CREEK ESTATES SUBDIVISION Engineering Comments: FINAL PLAT COMMENTS (should be addressed prior to submitting the FINAL PLAT for review and/or signature by the City Engineer):
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 informationApplication for Preliminary Plat Checklist
Application for Preliminary Plat Checklist Note: No portion of an existing parcel may be sold or transferred to another party without first legally subdividing the property according to the City of Richmond
More informationCommunity Development Department 333 Broadalbin Street SW, P.O. Box 490 Albany, OR 97321
SUMMARY Community Development Department 333 Broadalbin Street SW, P.O. Box 490 Albany, OR 97321 STAFF REPORT Application for Tentative Partition Plat Review Planning File PA-06-17 Phone: 541-917-7550
More informationPRELIMINARY DEVELOPMENT PLAN REVIEW - CITY OF MARYLAND HEIGHTS
APPLICATION NUMBER: PDP16-0004 APPLICATION (PROJECT) NAME: MARYLAND OAKS APPLICANT: McBride Maryland Oaks, LLC 16091 Swingley Ridge Road, Suite 300 Chesterfield, MO 63017 PROPERTY OWNER NAME: Basston Holdings
More informationCITY OF GROVER BEACH COMMUNITY DEVELOPMENT DEPARTMENT Tentative Map Checklist
CITY OF GROVER BEACH COMMUNITY DEVELOPMENT DEPARTMENT Tentative Map Checklist The following list includes all of the items you must submit for a complete application. Some specific types of information
More informationMemphis City Council Summary Sheet. S.D Roland Road Street Right-of-Way Dedication
Memphis City Council Summary Sheet S.D. 16-01 Roland Road Street Right-of-Way Dedication Resolution requesting a Street Dedication south of U.S. Hwy 64 at the southern terminus of Roland Road to extend
More informationPLANNING BOARD CITY OF CONCORD, NH MINOR SUBDIVISION CHECKLIST
PLANNING BOARD CITY OF CONCORD, NH MINOR SUBDIVISION CHECKLIST Summary This checklist is intended to assist applicants and design professionals in the preparation of minor subdivision applications for
More informationSITE PLAN REVIEW ADMINISTRATIVE REVIEW. Please Note: Once submitted to the County, all application materials become a matter of public record.
200 W. Oak Street, 3rd Floor Fort Collins, CO 80521 (970) 498-7683 / larimer.org/planning SITE PLAN REVIEW ADMINISTRATIVE REVIEW The submittal requirements listed in this packet are intended to collect
More informationCITY OF HOLLYWOOD. Technical Advisory Committee Submittal Checklist. Guide to TAC Submittal Checklist. General Requirements:
CITY OF HOLLYWOOD Technical Advisory Committee Submittal Checklist Guide to TAC Submittal Checklist This document is an outline of site plan review procedures as listed in the Technical Advisory Committee
More informationWASCO COUNTY PRELIMINARY SUBDIVISION APPLICATION
WASCO COUNTY PRELIMINARY SUBDIVISION APPLICATION DETAILED SPECIFIC WRITTEN REQUEST File Number: SDV- Number of Proposed Lots & their Dimensions: PRELIMINARY SUBDIVISION PLAN REQUIREMENTS The approval of
More informationAPPLICATION FOR MAJOR SUBDIVISION APPROVAL (PRELIMINARY PLAT)
209 S. Main Street Marysville, Ohio 43040 Phone: (937) 645-7350 Fax: (937) 645-7351 www.marysvilleohio.org APPLICATION FOR MAJOR SUBDIVISION APPROVAL (PRELIMINARY PLAT) *** IMPORTANT INFORMATION ~ Please
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 informationProject Description: Consider site plan approval for the construction of a new car wash in the Gateway Center subdivision.
COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Division 1725 Reynolds Street, Suite 200, Brunswick, GA 31520 Phone: 912-554-7428/Fax: 1-888-252-3726 MAINLAND PLANNING COMMISSION STAFF REPORT August
More informationExhibit A-1. Piney Creek Bend Planned Development
Exhibit A-1 Piney Creek Bend Planned Development A. Purpose and Intent The Piney Creek Bend PD is composed of approximately 90.91 acres, as described in Exhibit D (Field Notes). The development of this
More informationAN ORDINANCE TO AMEND SECTION OF THE RAPID CITY MUNICIPAL CODE TO ALLOW FOR ADMINISTRATIVE DISSOLUTION OF PLANNED DEVELOPMENTS
Ordinance No. 6231 AN ORDINANCE TO AMEND SECTION 17.50.050 OF THE RAPID CITY MUNICIPAL CODE TO ALLOW FOR ADMINISTRATIVE DISSOLUTION OF PLANNED DEVELOPMENTS WHEREAS, the City of Rapid City has adopted a
More 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 informationURBANDALE PLANNING AND ZONING COMMISSION MINUTES. November 2, 2015
URBANDALE PLANNING AND ZONING COMMISSION MINUTES The Urbandale Planning and Zoning Commission met in regular session on Monday,, at the Urbandale City Hall, 3600 86 th Street. Chairperson Julie Roethler
More informationWESTMINSTER PARK SUBDIVISION
WESTMINSTER PARK SUBDIVISION Engineering Comments: FINAL PLAT COMMENTS (should be addressed prior to submitting the FINAL PLAT for review and/or signature by the City Engineer): A. Provide all of the required
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 information