Town of Yampa Water Treatment Facility Setback Variance
|
|
- Alexandrina Harrell
- 5 years ago
- Views:
Transcription
1 Town of Yampa Water Treatment Facility Setback Variance ACTIVITY #: BOARD OF ADJUSTMENTS HEARING DATE: PV July 13, 2015 at 6:00 pm PETITIONER: PETITION: LOCATION: ZONE DISTRICT: AREA OF PARCEL: REQUIRED SETBACKS: STAFF CONTACT: Town of Yampa Setback Variance for the Water Treatment Facility Tract in Notheast ¼ Sec 22, T2N, R85W;.75 miles southwest of the Town of Yampa on CR 7 Agricultural/Forestry 1.3 acres 50 feet ATTACHMENTS: Narrative Site Plan Alan Goldich; agoldich@co.routt.co.us History: The Town of Yampa has had their water treatment facility and storage tank in the present location since In 1976, an upgrade to the system occurred in order to meet state and federal requirements. Earlier in the summer of 2015, the Town applied for and received an amendment to their Conditional Use Permit (CUP) and a Water Body Setback permit for the proposed work. While working on that amendment, staff discovered that the expansion is proposed within the setback and a variance would have to obtained prior to issuance of the new CUP. Site Description: The site is located directly north of and adjacent to the Bear River. Access is gained through an existing road that runs through an adjacent property in accordance with an easement agreement. The site is heavily treed with vegetation along the north bank of the river. Proposal: The Town wishes to expand the footprint of the existing water treatment facility (WTF). The expansion on the north side of the building is within the 50 setback, while the southern expansion is not. They are also requesting a variance for a future pretreat building. Both of these structures are proposed to be built within the 50 setback from the north property line. Both are proposed to be 29 from the north property line, representing a request for a 21 variance to the setback standards. 1 of 9
2 Board of Adjustment July 13, 2015 at 6:00 pm Activity # PV Town of Yampa Water Treatment Facility Setback Variance Property Line Setback Proposed Required Variance North: Staff Comments: Economic impact and outside enforcement orders are not a part of RC Zoning Regulations and the Board should not take these items into account when evaluating a request for a variance. Applicable Regulations Routt County Zoning Resolution The Board of Adjustment may authorize, upon application in specific cases, a variance to the strict application of the terms of the Routt County Zoning Regulations relating to setback restrictions. The Board may grant such variance only if all of the following conditions are found to exist: A.1 Peculiar and exceptional practical difficulties or an unnecessary and unreasonable hardship will be imposed on the property owner if the provisions of this Resolution are strictly enforced. Petitioner Comments: Peculiar and exceptional practical difficulties and an unnecessary and unreasonable hardship would be imposed on the Town if the provisions of the Zoning Regulations are strictly enforced, due to the associated impossibility of physically being able to relocate the existing WTF building to not be within the 50-foot property line setbacks of the site, which is bounded on one side by the Bear River. In addition, the hardships that would be imposed on the Town if an alternative site were even available include a delay in the project, resulting in violation of its Colorado State Enforcement Order and severe economic impacts. Staff Comments: Due to the location of the existing facility, an unnecessary and unreasonable hardship would be imposed on the applicant if required to located these improvements outside of the setback A.2 Circumstances creating the hardship were in existence on the effective date of the regulations from which a variance is requested, or created subsequently through no fault of the appellant. Petitioner Comments: The Zoning Regulations were first adopted March 7, 1972, and amended and restated in entirety on September 27, The development of the existing WTF consists of an integral water storage tank beneath the building, which was constructed in 1964 and further enlarged to its current 100,000-gallon capacity through The tank was subsequently covered in 1978 and the building structure was added in Staff Comments: The 1.3 acre parcel that the WTF is located on was created on May 28, 1974, specifically for the WTF. This is subsequent to the enactment of the regulations governing variances. Staff was not able to find building permits for the Town of Yampa from 1978 or A bulding permit was found for a remodel of the building in 1997, which was signed off on by the Planning Department. Because the County signed off on a building permit for this structure in this location in the past, the County has acknowledged the structure s location within the setback. This was done through no fault of the applicant A.3 That the property for which a variance is requested possesses exceptional narrowness, shallowness, shape or topography or other extraordinary and exceptional situation or condition which does not occur generally in other property in the same Zone District. Routt County Planning Department 2 of 9
3 Board of Adjustment July 13, 2015 at 6:00 pm Activity # PV Town of Yampa Water Treatment Facility Setback Variance Petitioner Comments: The property is the only existing parcel of its minimal size and dimensions needed to provide the fit and location for the WTF at the required elevation and adjacent proximity to the Bear River for operation of the Town s municipal water supply within the same Agricultural and Forestry Zone. Staff Comments: The size of this parcel does not generally occur in the A/F zone district because the minimum lot size for a parcel in the A/F zone district is 35 acres. This property does posses exceptional narrowness, which creates the situation A.4 That the variance, if granted, will not diminish the value, use or enjoyment of the adjacent properties, nor curtail desirable light, air and open space in the neighborhood, nor change the character of the neighborhood. Petitioner Comments: The proposed improvements are located within the existing WTF site, which is bounded by the Bear River and one adjacent property. The Town has an existing right of access through the adjacent property to the WTF site, which is visually screened by trees, and does not impede current ranching operations on the property. The improvements that are proposed to the existing WTF and the existence of the WTF building within the 50-foot property line setback do not create additional impacts that would change the current value, use or enjoyment of the adjacent property, nor curtail desirable light, air and open space in the neighborhood, nor change the character of the neighborhood. Staff Comments: The closest structure to the proposed structure and addition is approximately 400 feet. No additional impacts beyond what is currently on-site, are anticipated with this proposal A.5 The variance, if granted, will not be directly contrary to the intent and purpose of this Resolution or the Routt County Master Plan. Petitioner Comments: The variance, if granted, will not be directly contrary to the intent and purpose of the Zoning Regulations or the Routt County Master Plan as it results in no change to the current uses of the WTF site and the adjacent property, which precede the adoption of the Zoning Regulations and the Master Plan. In addition, the existence of the WTF building within the 50-foot property line setback precedes these adoptions and the proposed improvements do not result in any changes to these existing uses. Staff Comments: The Master Plan does not have specific language which addresses variances. Based on review of the CUP amendment, there does not appear to be any element of the proposal that is directly contrary to the intent of the Zoning Regulations. Board of Adjustment Options: Approve the variance if the above noted tests are met. Approve conditionally if the above noted tests are met or can be met by the application of certain conditions, or if certain conditions are necessary to mitigate concerns. Table for specific reasons; e.g. more information, site review, etc. Deny the variance if it does not meet the criteria stated above or if the variance would create a health or safety hazard or would negatively impact public welfare. Suggested Findings of Fact for Approval: 1. Peculiar and exceptional practical difficulties or an unnecessary and unreasonable hardship will be imposed on the property owner if the provisions of this Resolution are strictly Routt County Planning Department 3 of 9
4 Board of Adjustment July 13, 2015 at 6:00 pm Activity # PV Town of Yampa Water Treatment Facility Setback Variance enforced because of the fixed location of the water treatment facility and the location of supporting infrastructure for such facility. 2. Circumstances creating the hardship were created subsequently through no fault of the appellant because the present nonconformity was acknowledged by the County through the sign off on the building permit for this structure in The property for which a variance is requested possesses an extraordinary and exceptional situation or condition which does not occur generally in other property in the same Zone District in that the site has a physical constraint limiting the location of the proposed improvements. This physical constraint is the small acreage size and the narrowness of the parcel. 4. The variance, if granted, will not diminish the value, use or enjoyment of the adjacent properties, nor curtail desirable light, air and open space in the neighborhood, nor change the character of the neighborhood because of the location of the structures in relation to structures on the adjacent property and the size of the structure is generally in conformity with the adjacent properties and neighborhood. 5. The variance is not directly contrary to the intent and purpose of this Resolution or the Routt County Master Plan as there are no apparent conflicts with RCZR standards or RCMP policies. If the variance is approved, the following may apply: 1. The building shall comply with all applicable requirements of the Routt County Building Department. 2. If construction of the building does not commence within 2 years, this variance shall be subject to another review with full submittal. 3. This approval is specific to the plans submitted in the application. Any change in footprint, size, height or site location will be subject to a new application. 4. A certified survey of the location of the structure must be completed prior to the issuance of a building permit. If the applicant is in need of a foundation permit and unable to provide a survey in a timely manner, the applicant may sign a letter of responsibility stating that they will comply with the setback approved by the Board of Adjustment. 5. Best Management Practices (BMP s) shall be utilized during construction to prevent erosion and drainage flow onto adjacent properties and into the Bear River. Routt County Planning Department 4 of 9
5 Civil Design Consultants, Inc. Engineers and Planners First Financial Center, 2145 Resort Drive, Suite 100 Steamboat Springs, Colorado Tel (970) Fax (970) Town of Yampa Water Treatment Facility Improvements Submittal for Routt County Variance May 28, 2015 Narrative/Detailed Description The Town of Yampa is requesting a variance to the requirements of Routt County setback regulations for the proposed Water Treatment Facility (WTF) Improvements, due to the existing WTF building being located within 50 feet of the site s property lines. This building is considered to be a legal non-conforming structure and is proposed to be enlarged. The regulations state that, A non-conforming structure may be extended or enlarged provided the portion of the structure to be extended or enlarged conforms to the requirements of the regulations and the portion of the structure which is non-conforming is not enlarged or extended without a variance. The proposed improvements are required to meet Enforcement Order DT , issued by the Colorado Department of Public Health and Environment (CDPHE). The project addresses this enforcement order through modifications to utilize an existing surface water diversion as a supplemental source as well as filtration and chlorination improvements. The primary objective of the water treatment improvements is to comply with surface water treatment rule requirements for the Town s infiltration gallery source water, which was recently reclassified as groundwater under the direct influence of surface water (GWUDI). The supplemental use of surface water will provide needed source water redundancy during times of low yield or interruption of the groundwater supply. The requested variance meets all standards of Section A of Routt County Zoning Regulations. Specifically, Peculiar and exceptional practical difficulties and an unnecessary and unreasonable hardship would be imposed on the Town if the provisions of the Zoning Regulations are strictly enforced, due to the associated impossibility of physically being able to relocate the existing WTF building to not be within the 50-foot property line setbacks of the site, which is bounded on one side by the Bear River. In addition, the hardships that would be imposed on the Town if an alternative site were even available include a delay in the project, resulting in violation of its Colorado State Enforcement Order and severe economic impacts. Circumstances creating such hardship were in existence on the effective date of the regulations from which a variance is requested or created subsequently through no fault of the appellant. The Zoning Regulations were first adopted March 7, 1972, and amended and restated in entirety on September 27, The development of the existing WTF consists of an integral water storage tank beneath the building, which was constructed in 1964 and further enlarged to its current 100,000-gallon capacity through 1 Yampa WTF Variance Narrative & Detailed Description.doc 5 of 9
6 1966. The tank was subsequently covered in 1978 and the building structure was added in The property for which a variance is requested possesses exceptional narrowness, shape, and other extraordinary and exceptional situations and conditions which do not occur generally in other property in the same Zone District. The property is the only existing parcel of its minimal size and dimensions needed to provide the fit and location for the WTF at the required elevation and adjacent proximity to the Bear River for operation of the Town s municipal water supply within the same Agricultural and Forestry Zone. The variance, if granted, will not diminish the value, use or enjoyment of the adjacent properties, nor curtail desirable light, air and open space in the neighborhood, nor change the character of the neighborhood. The proposed improvements are located within the existing WTF site, which is bounded by the Bear River and one adjacent property. The Town has an existing right of access through the adjacent property to the WTF site, which is visually screened by trees, and does not impede current ranching operations on the property. The improvements that are proposed to the existing WTF and the existence of the WTF building within the 50-foot property line setback do not create additional impacts that would change the current value, use or enjoyment of the adjacent property, nor curtail desirable light, air and open space in the neighborhood, nor change the character of the neighborhood. The variance, if granted, will not be directly contrary to the intent and purpose of the Zoning Regulations or the Routt County Master Plan as it results in no change to the current uses of the WTF site and the adjacent property, which precede the adoption of the Zoning Regulations and the Master Plan. In addition, the existence of the WTF building within the 50-foot property line setback precedes these adoptions and the proposed improvements do not result in any changes to these existing uses. 2 Yampa WTF Variance Narrative & Detailed Description.doc 6 of 9
7 fax Civil Design Consultants, Inc. Engineers and Planners 2145 Resort Drive, Suite 100 Steamboat Springs, CO Tel (970) Fax (970) of 9 I:\ C Yampa WTF and Water Storage Tank Improvements\Drawings\General Drawings\C-000-CNSTCOV.dwg, COVER, 2/6/ :32:02 AM
8 I:\ C Yampa WTF and Water Storage Tank Improvements\Drawings\Exhibits - see also B\Waterbody Setback.dwg, FC-102 WTF SITE, 7/6/2015 1:56:23 PM, ANSI expand B (11.00 x Inches), 1:2 Civil Design Consultants, Inc. Engineers and Planners 2145 Resort Drive, Suite 100 Steamboat Springs, CO Tel (970) Fax (970) of 9
9 Civil Design Consultants, Inc. Engineers and Planners 2145 Resort Drive, Suite 100 Steamboat Springs, CO Tel (970) Fax (970) of 9 I:\ C Yampa WTF and Water Storage Tank Improvements\Drawings\General Drawings\Yampa WTP Bldg.dwg, FLOOR PLAN FC402, 2/6/ :33:20 AM
Spence Carport Variance
Spence Carport Variance ACTIVITY #: BOARD OF ADJUSTMENTS HEARING DATE: PL-15-1042 12/14/2015 at 6:00 pm PETITIONER: PETITION: LOCATION: ZONE DISTRICT: AREA OF PARCEL: REQUIRED SETBACKS: STAFF CONTACT:
More informationNelson Garage Setback Variance
Nelson Garage Setback Variance ACTIVITY #: BOARD OF ADJUSTMENT HEARING DATE: PL-15-1053 January 11, 2016 at 6:00 pm PETITIONER: PETITION: LOCATION/LEGAL: ZONE DISTRICT: AREA OF PARCEL: Randy and Kellie
More informationNew Cingular Wireless Telecommunication Tower at County Road 48, Milner Conditional Use Permit
New Cingular Wireless Telecommunication Tower at 39415 County Road 48, Milner ACTIVITY #: Conditional Use Permit PP2012-023 HEARING DATES: Planning Commission (PC): August 16, 2012 at 6:00pm PETITIONER:
More informationBoard of Adjustment Variance Process Guide
Board of Adjustment Variance Process Guide Clear Creek County Planning Department PO Box 2000 Georgetown, CO 80444 Phone: 303.679.2436 Fax: 303.569.1103 Board of Adjustment Variance Process Guide Overview
More informationCity of Harrisburg Variance and Special Exception Application
City of Harrisburg Variance and Special Exception Application Note: The Planning Bureau will review all applications for completeness; incomplete applications may cause a delay in processing. Contact Ben
More informationTown of Scarborough, Maine
Town of Scarborough, Maine Miscellaneous Appeal INFORMATION REQUIRED FOR ALL APPEALS Before any appeal can be processed, the following material must be submitted to the Code Enforcement Office: 1. A fee
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 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 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 informationPETITION FOR VARIANCE. Village Hall Glen Carbon, IL (Do not write in this space-for Office Use Only) Notice Published On: Parcel I.D. No.
(Execute in Duplicate) PETITION FOR VARIANCE Zoning Board of Appeals Village Hall Glen Carbon, IL 62034 Variance Request No. Date:, 20 (Do not write in this space-for Office Use Only) Date Set for Hearing:
More informationCHAPTER 3 PERMITS, PLANS AND ANNEXATION
CHAPTER 3 PERMITS, PLANS AND ANNEXATION SECTION: 10-3-1: General Regulations 10-3-2: Building Permit 10-3-3: Plans 10-3-4: Certificate of Compliance and Occupancy 10-3-5: Conditional Use Permits 10-3-6:
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 informationPALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION
PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION ADMINISTRATIVE VARIANCE TYPE I B - STAFF PUBLIC MEETING STAFF REPORT 8/20/2009 AGENDA ITEM CODE SECTION REQUIRED PROPOSED VARIANCE
More informationBOARD OF ADJUSTMENT AGENDA
PLANNING DEPARTMENT 970.668.4200 0037 Peak One Dr. PO Box 5660 www.summitcountyco.gov Frisco, CO 80443 BOARD OF ADJUSTMENT AGENDA January 17, 2018-5:30p.m. Buffalo Mountain Room County Commons 0037 Peak
More informationVICINITY MAP. Board of Adjustment File No.: VAR & VAR January 9, 2014 Page 2 of 11 ATTACHMENTS
Board of Adjustment File No.: VAR2013 0024 & VAR2013 0025 January 9, 2014 Page 2 of 11 VICINITY MAP ATTACHMENTS Attachment A Applicant s Letter Attachment B Site Plan Attachment C Elevation Drawings Board
More informationARTICLE VII. NONCONFORMITIES. Section 700. Purpose.
ARTICLE VII. NONCONFORMITIES. Section 700. Purpose. The purpose of this chapter is to regulate and limit the development and continued existence of legal uses, structures, lots, and signs established either
More informationCHAPTER 3 PRELIMINARY PLAT
10-3-1 10-3-3 SECTION: CHAPTER 3 PRELIMINARY PLAT 10-3-1: Consultation 10-3-2: Filing 10-3-3: Requirements 10-3-4: Approval 10-3-5: Time Limitation 10-3-6: Grading Limitation 10-3-1: CONSULTATION: Each
More informationMEMORANDUM. DATE: April 6, 2017 TO: Zoning Hearing Board Jackie and Jake Collas. FROM: John R. Weller, AICP, Zoning Officer
MEMORANDUM DATE: April 6, 2017 TO: Zoning Hearing Board Jackie and Jake Collas FROM: John R. Weller, AICP, Zoning Officer SUBJECT: Zoning Hearing Board appeal of Jackie and Jake Collas Relief requested
More informationWEISENBERG TOWNSHIP, PENNSYLVANIA
WEISENBERG TOWNSHIP, PENNSYLVANIA ZONING HEARING BOARD APPLICATION FOR HEARING (Board meets second Wednesday each month) DOCKET NO. Date: FEE: $ 500.00 Single Family Residence $ 800.00 Other Than Single
More informationUnderstanding the Conditional Use Process
Understanding the Conditional Use Process The purpose of this document is to explain the process of applying for and obtaining a conditional use permit in the rural unincorporated towns of Dane County.
More informationZONING VARIANCES - ADMINISTRATIVE
Planning Department 200 W. Oak Street 3 rd Floor Fort Collins, CO 80521 970-498-7683 www.larimer.org/planning ZONING VARIANCES - ADMINISTRATIVE The submittal requirements listed in this packet are intended
More informationVariance Application
Variance Application Questions? Please call the Planning Department at 234-4203: Important Points- Cost is $350.00 (non-refundable) Fee will be doubled if the application is after the fact or if a special
More informationLYON COUNTY TITLE 15 LAND USE AND DEVELOPMENT CODE ZONING REGULATIONS CHAPTERS October 19, 2017 Ordinance Draft DRAFT
-+ LYON COUNTY TITLE 15 LAND USE AND DEVELOPMENT CODE ZONING REGULATIONS CHAPTERS 15.200 15.403 October 19, 2017 Ordinance Draft This page left blank intentionally DRAFT Lyon County Title 15 Land Use and
More informationPLEASE READ THIS IMPORTANT INFORMATION REGARDING VARIANCE APPLICATIONS
PLEASE READ THIS IMPORTANT INFORMATION REGARDING VARIANCE APPLICATIONS I. APPLICATION Complete the Variance Application. The Environmental Services staff will provide assistance in filling out forms and
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 information# , Lecy Bros. o/b/o Charlie & Nora Daum, 1920 Fagerness Point Road - Variances (Lot area, hardcover, setbacks) - Public Hearing
Item 9 Item #09 - PC Agenda - 03/20/2017 Date Application Received: 2/22/17 Date Application Considered as Complete: 2/22/17 60-Day Review Period Expires: 4/23/17 To: From: Chair Thiesse and Planning Commission
More informationName of applicant: please print. Subject Property Address: street address of property. Subject Property Zoning: refer to official zoning map
VILLAGE OF RIVERSIDE, ILLINOIS APPLICATION FOR ZONING CHANGE/ APPLICATION FOR ZONING VARIATION (Section 10-2-2) Application for Zoning Variation Zoning Change (indicate application type) Name of applicant:
More informationORDINANCE NO. 41. PRIVATE ROAD ORDINANCE As Amended Through April 10, 2008
ORDINANCE NO. 41 PRIVATE ROAD ORDINANCE As Amended Through April 10, 2008 An Ordinance to protect the health, safety, and general welfare of the inhabitants of Port Sheldon Township. The Township of Port
More informationVARIANCE APPLICATION PACKET
VARIANCE APPLICATION PACKET A variance is a modification of the specific provisions of the Unified Development Ordinance (UDO) granted when strict enforcement of the UDO would cause undue hardship owing
More informationDEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA
DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA SUBDIVISION REPORT DOCKET NO: ES-89-15-PF SUMMARY NO: COUNCIL DISTRICT 2 Paul D. Johnston COUNCIL AT LARGE: A Chris Roberts B Elton M. Lagasse ADVERTISING
More informationStaff Report. Variance
Staff Report PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT To: Appeals Hearing Officer From: Doug Dansie (801) 535-6182, doug.dansie@slcgov.com Date: June 9, 2014 Re: PLNZAD2014-00143 1680 South Main
More informationNina Ruiz, Project Manager/Planner II Gilbert LaForce, Engineer II Craig Dossey, Executive Director Planning & Community Development
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 informationPALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION
PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION ADMINISTRATIVE VARIANCE TYPE I B - STAFF PUBLIC MEETING STAFF REPORT 10/23/2014 AGENDA ITEM CODE SECTION REQUIRED PROPOSED VARIANCE
More informationZONING VARIANCES ADMINISTRATIVE
200 W. Oak Street, 3rd Floor Fort Collins, CO 80521 (970) 498-7683 / larimer.org/planning ZONING VARIANCES ADMINISTRATIVE The submittal requirements listed in this packet are intended to collect all of
More informationRavenna Township. Dakota County, Minnesota. Variance Application. Please Print or Type All Information
Variance Application Return this completed application to the office of the clerk on or before A $550.00 fee is required before a Public Hearing date is issued. For Township Use Only Case Number: Date
More informationMIDWAY CITY Municipal Code
MIDWAY CITY Municipal Code TITLE 9 ANNEXATION CHAPTER 9.01 PURPOSE CHAPTER 9.02 GENERAL REQUIREMENTS CHAPTER 9.03 PROPERTY OWNER INITIATION OF ANNEXATION CHAPTER 9.04 PROCEDURES FOR CONSIDERATION OF PETITION
More informationPacket Contents: Page #
CLEAR CREEK COUNTY PLANNING DEPARTMENT REQUIREMENTS FOR COMMERCIAL AND MULTI-FAMILY DEVELOPMENTS Prior to submitting a building permit application, the Planning staff will review the site plan and construction
More informationArticle XII. General Provisions and Regulations
and Regulations The regulations contained in this chapter are intended to clarify, supplement or modify the regulations set forth elsewhere in this ordinance. 157.182. USE OF LAND OR STRUCTURES A. Conformity
More informationSteamboat Fireworks for Free Special Use Permit
Steamboat Fireworks for Free Special Use Permit ACTIVITY #: PL-18-167 HEARING DATES: Planning Commission: 09/20/18 at 6:00pm Board of County Commissioners: 10/02/18 at 1:30pm PETITIONER: PETITION: LEGAL:
More informationDEPARTMENT OF PLANNING Application for Variances, Special Exceptions through the Board of Adjustment
DEPARTMENT OF PLANNING Application for Variances, Special Exceptions through the Board of Adjustment Dear Applicant: To assist you in completing this application and providing the Board with sufficient
More informationDepartment of Planning and Development
COUNTY OF KENOSHA Department of Planning and Development December 2012 VARIANCE APPLICATION Owner: Mailing Address: Phone Number(s): To the Kenosha County Board of Adjustment: Please take notice that the
More informationVariance Application To The Zoning Board of Appeals
MUST BE FILED WITH ZONING OFFICE BY 4:30pm ON HEARING DATE: :00pm Variance Application To The Zoning Board of Appeals Part 1. General Information 1. Application Form. Be sure to thoroughly complete and
More informationMay 23, 2017 Staff Report to the Board of Zoning Ad justment. C AS E # VAR I t e m #1. Location Map. Subject
May 23, 2017 Staff Report to the Board of Zoning Ad justment C AS E # VAR 2 0 1 7-00031 I t e m #1 U N I T E D R E N TA L S O R L A N D O Location Map S U M M A R Y Owner Herbert R. Matthews, Jr. Applicant
More informationVariation Application
Village of Gurnee Community development department NOTICE TO APPLICANTS A Variation is a device which grants a property owner relief from certain provisions of the Zoning Ordinance when, because of the
More informationAPPLICATION FOR CONDITIONAL USE PERMIT
Receipt No. Fee Date Date Permit Issued: Certificate of Compliance: Date DOOR COUNTY LAND USE SERVICES 421 Nebraska Street Door County Government Center Sturgeon Bay, Wisconsin 54235 (920) 746-2323 - FAX
More informationAMENDED AGENDA BLUFFDALE CITY BOARD OF ADJUSTMENT. January 24, 2017
AMENDED AGENDA BLUFFDALE CITY BOARD OF ADJUSTMENT January 24, 2017 Notice is hereby given that the Bluffdale City Board of Adjustment will hold a public meeting Tuesday, January 24, 2017, at the Bluffdale
More informationBOARD OF COUNTY COMMISSIONERS ARCHULETA COUNTY, COLORADO RESOLUTION 2018-
BOARD OF COUNTY COMMISSIONERS ARCHULETA COUNTY, COLORADO RESOLUTION 2018- ARCHULETA COUNTY IMPROPERLY DIVIDED PARCELS EXEMPTION INTERIM RESOLUTION - A RESOLUTION ADDRESSING PARCELS UNDER THE SIZE OF 35
More informationBEAR CREEK TOWNSHIP EMMET COUNTY, MICHIGAN. PRIVATE ROAD ORDINANCE Ordinance No. 11A-99. (to replace prior Private Road Ordinance No.
BEAR CREEK TOWNSHIP EMMET COUNTY, MICHIGAN PRIVATE ROAD ORDINANCE Ordinance No. 11A-99 (to replace prior Private Road Ordinance No. 11-99) An Ordinance to protect the health, safety, and general welfare
More informationCHAPTER 10 Planned Unit Development Zoning Districts
CHAPTER 10 Planned Unit Development Zoning Districts Section 10.1 Intent and Purpose The Planned Unit Development (PUD) districts are intended to offer design flexibility for projects that further the
More informationArticle 6: Planned Unit Developments
LUDC 2013 GARFIELD COUNTY, COLORADO Article 6: Planned Unit Developments ARTICLE 6 PLANNED UNIT DEVELOPMENTS TABLE OF CONTENTS DIVISION 1. GENERAL.... 1 6-101. GENERAL PROVISIONS.... 1 A. Purpose....
More informationUrban Planning and Land Use
Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) 573-5750 Kansas City, Kansas 66101 Fax: (913) 573-5796 Email: planninginfo@wycokck.org www.wycokck.org/planning To: From: Board
More informationCITY OF BLACK DIAMOND
CITY OF BLACK DIAMOND January 21, 2016 CITY OF BLACK DIAMOND STAFF REPORT PAIGE SETBACK VARIANCE FILE NO.: PLN15-0055 I. APPLICATION INFORMATION Applicant: Jeffery D. Pike 31827 Thomas Rd. SE Auburn, WA
More informationBOUNDARY LINE ADJUSTMENT
DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street, Port Townsend, WA 98368 Tel: 360.379.4450 Fax: 360.379.4451 Web: www.co.jefferson.wa.us/communitydevelopment E-mail: dcd@co.jefferson.wa.us BOUNDARY
More informationSPECIAL USE PERMIT (SUP) APPLICATION
This Section (Office Use Only) Case: PZ: Sign/s Picked Up By: CC: SPECIAL USE PERMIT (SUP) APPLICATION Owner/s (name): Company Name: Mailing Address: Work #: Cell #: E-Mail: Owner Signature (Owner/s Must
More informationFENCE, DUMPSTER ENCLOSURE & RETAINING WALL 2018 Zoning Development Permit (ZDP) (Revised 12/29/2017)
FENCE, DUMPSTER ENCLOSURE & RETAINING WALL 2018 Zoning Development Permit (ZDP) (Revised 12/29/2017) Project # Fee $46.00 + Use Tax 1. Applicant Information a. Applicant s Name b. Contractor Property Owner
More informationChesapeake Bay Critical Area Conservation Plan
The Maryland-National Capital Park and Planning Commission Prince George s County Planning Department Development Review Division 301-952-3530 Note: Staff reports can be accessed at www.mncppc.org/pgco/planning/plan.htm.
More informationTOWN OF LOS ALTOS HILLS January 11, 2018 Staff Report to the Planning Commission
ITEM #3.2 TOWN OF LOS ALTOS HILLS Staff Report to the Planning Commission SUBJECT: FROM: REQUEST FOR APPROVAL OF A CONDITIONAL DEVELOPMENT AND SITE DEVELOPMENT PERMITS FOR A NEW 2,831 SQUARE FOOT, TWO
More informationUSE PERMIT AND VARIANCE APPLICATION
USE PERMIT AND VARIANCE APPLICATION Case No. BOARD OF ZONING APPEALS APPLICATION FOR USE PERMITS AND VARIANCES ARLINGTON COUNTY, VIRGINIA D E P A R T M E N T O F C O M M U N I T Y P L A N N I N G, H O
More information610 LAND DIVISIONS AND PROPERTY LINE ADJUSTMENTS OUTSIDE A UGB
ARTICLE VI: LAND DIVISIONS AND PROPERTY LINE ADJUSTMENTS VI-21 610 LAND DIVISIONS AND PROPERTY LINE ADJUSTMENTS OUTSIDE A UGB 610-1 Property Line Adjustments (Property Line Relocation) A property line
More informationVARIANCE APPLICATIONS Requirements and Process Overview
5005 Minnetonka Blvd St. Louis Park, MN 55416 (952) 924-2500 info@stlouispark.org VARIANCE APPLICATIONS Requirements and Process Overview Only certain items qualify for consideration of a variance under
More informationPALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION
PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION ADMINISTRATIVE VARIANCE TYPE I B - STAFF PUBLIC MEETING STAFF REPORT (Revised 11/13/2012) 11/15/2012 AGENDA ITEM CODE SECTION
More informationEXTRA TERRITORIAL ZONING AUTHORITY CASE ANALYSIS
DOÑA ANA COUNTY CASE # V09-007 COMMUNITY PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Building Planning GIS 845 North Motel Boulevard Las Cruces, New Mexico 88007 (575) 647-7350 Fax: (575) 525-6131 Toll
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 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 informationPALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION
PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION BOARD OF ADJUSTMENT STAFF REPORT 3/16/2006 AGENDA ITEM CODE SECTION REQUIRED PROPOSED VARIANCE BA-2006-209 3.D.1.A.5 Property
More informationVAR St. Charles County Board of Zoning Adjustment
VAR16-000004 St. Charles County Board of Zoning Adjustment 510 BARBARA DRIVE - VARIANCE REQUEST Application: Applicants/Owners: Variance Requested: Zoning: Area: Location: Council District: 1 Account No.:
More informationProject Information. Request. Required Attachments
Variance Application Use this form for all variance applications, including administrative reductions in setbacks. A variance application may be accompanied by another permit application that depends on
More informationARTICLE 24 SITE PLAN REVIEW
ARTICLE 24 SITE PLAN REVIEW 24.1 PURPOSE: The intent of these Ordinance provisions is to provide for consultation and cooperation between the land developer and the Township Planning Commission in order
More informationMIAMI SHORES VILLAGE
MIAMI SHORES VILLAGE 10050 Northeast Second Avenue Miami Shores, Florida 33138 Telephone (305)795-2207 Fax (305)756-8972 www.miamishoresvillage.com PLANNING & ZONING BOARD VARIANCE APPLICATION Please refer
More information(b) The location of principal and accessory buildings on the lot and the relationship of each structure to the other.
ARTICLE XIX SITE PLAN Sec. 20-1900 Site Plan Review Procedure - Intent The site plan review procedures are instituted to provide an opportunity for the Township Planning Commission to review the proposed
More informationDEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA
DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA SUBDIVISION REPORT DOCKET NO: SUMMARY NO: COUNCIL DISTRICT: 2 - Paul D. Johnston COUNCIL AT LARGE: A - Chris Roberts B - Cynthia Lee-Sheng ADVERTISING
More informationZONING HEARING BOARD APPEAL APPLICATON REQUIREMENTS
ZONING HEARING BOARD APPEAL APPLICATON REQUIREMENTS The following items together must be submitted to the Bureau of Permits, Planning and Zoning to make up a complete application to the Zoning Hearing
More informationLARAMIE COUNTY PLANNING & DEVELOPMENT DEPARTMENT
LARAMIE COUNTY PLANNING & DEVELOPMENT DEPARTMENT Planning Building MEMORANDUM TO: FROM: Laramie County Planning Commission Brett Walker, Planner DATE: January 25, 2018 TITLE: Review and action of a Variance
More informationChapter 9 - Non-Conformities CHAPTER 9 - INDEX
CHAPTER 9 - INDEX 9-10: GENERAL... 3 9-20: SUBSTANDARD SIZE LOTS OR PARCELS... 3 9-20-10: GENERAL... 3 9-20-20: CUMULATING OF SUBSTANDARD SIZE LOTS OR PARCELS... 3 9-20-30: SEPARATION OF PLATTED SUBSTANDARD
More informationCity of Brooklyn Park Planning Commission Staff Report
City of Brooklyn Park Planning Commission Staff Report Agenda Item: 6D Meeting Date: August 9, 2017 Originating Agenda Section: Public Hearing Department: Community Development Resolution: X Ordinance:
More informationTOWN OF OSSIPEE ZONING BOARD OF ADJUSTMENT REQUEST FOR VARIANCE
TOWN OF OSSIPEE ZONING BOARD OF ADJUSTMENT REQUEST FOR VARIANCE Dear Applicant: You are seeking to apply for a Variance to the Town of Ossipee Zoning Ordinance. When this application is completed and submitted
More informationDEVELOPMENT DEPARTMENT STAFF REPORT DRESDEN HEIGHTS PHASE II DCI
DEVELOPMENT DEPARTMENT Meeting Date: January 10, 2019 Item #: PZ2019-393 Project Name: Applicant and Owner: Proposed Development: Requests: STAFF REPORT DRESDEN HEIGHTS PHASE II DCI Dresden Heights Phase
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 informationM-43 CORRIDOR OVERLAY ZONE
ARTICLE 26.00 M-43 CORRIDOR OVERLAY ZONE Section 26.01 Findings A primary function of the M-43 state highway is to move traffic through the Township and to points beyond. As the primary east-west arterial
More informationPLANNING COMMISSION REPORT Regular Agenda Public Hearing Item
CUP-15-00474 Item No. 5-1 PC Staff Report 11/16/15 ITEM NO. 5 PLANNING COMMISSION REPORT Regular Agenda Public Hearing Item CONDITIONAL USE PERMIT FOR PUBLIC WHOLESALE WATER SUPPLY DISTRICT NO. 25; E 1300
More informationMINUTES MANHATTAN BOARD OF ZONING APPEALS City Commission Room, City Hall 1101 Poyntz Avenue Wednesday, July 9, :00 PM
MINUTES MANHATTAN BOARD OF ZONING APPEALS City Commission Room, City Hall 1101 Poyntz Avenue Wednesday, July 9, 2014 7:00 PM MEMBERS PRESENT: Harry Hardy, Chairperson; Connie Hamilton, Vice Chairperson;
More information5.03 Type III (Quasi-Judicial) Decisions
5.03 Type III (Quasi-Judicial) Decisions 5.03 General Requirements A. The purpose of this Section is to identify what types of actions are considered Type III decisions. Type III decisions involve significant
More informationTOWN OF WINTER PARK BOARD OF ADJUSTMENT Tuesday, February 27, :00 AM following the Planning Commission A G E N D A
I. Meeting Call to Order TOWN OF WINTER PARK BOARD OF ADJUSTMENT Tuesday, February 27, 2018 8:00 AM following the Planning Commission A G E N D A II. III. IV. Roll Call of BOA Members No minutes available
More informationKitsap County Department of Community Development. Administrative Staff Report
Kitsap County Department of Community Development Administrative Staff Report Report Date: Application Complete Date: March 15, 2018 Application Submittal Date: March 12, 2018 Project Name: Nikki Lee Salon
More informationREPRESENTATIVE: Julie & Brad Nicodemus Black Squirrel Road Colorado Springs, CO 80809
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 informationPALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION ZONING COMMISSION VARIANCE STAFF REPORT 5/7/2009
PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION ZONING COMMISSION VARIANCE STAFF REPORT 5/7/2009 APPLICATION NO. CODE SECTION REQUIRED PROPOSED VARIANCE ZV-2009-00991 3.F.4.D.10.b.1).
More informationVillage of Glenview Zoning Board of Appeals
Village of Glenview Zoning Board of Appeals STAFF REPORT December 9, 2013 TO: Chairman and Zoning Board of Appeals Commissioners FROM: Community Development Department CASE #: Z2013-055 LOCATION: PROJECT
More information1.94 acres. Gwinnett Prado, L.P. c/o Brogdon Consulting Duluth, GA Contact: Ted Sandler
Land Use Petition RZ-15-006 Date of Staff Recommendation Preparation: April 21, 2015 Revised to Incorporate Planning Commission Recommendations: 5/6/15 PROJECT LOCATION: 10800 Block of State Bridge Road
More informationPLANNING & DEVELOPMENT
PLANNING & DEVELOPMENT STAFF REPORT Rezoning PETITION: APPLICANT: PROPERTY OWNER: TYPE OF REQUEST: SIZE OF TRACT: LOCATION: (#17-22) Rezone from A-PUD (Agri-Business Planned Unit Development) to A-PUD
More informationLocal units of government control the use of private
9 Land Use REEB 24.085 Chapter Overview Land use issues are one of the hottest topics in the area of real estate. This chapter outlines the basics of land use regulation. Important Terminology conditional
More informationPALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION
PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION ADMINISTRATIVE VARIANCE TYPE I B - STAFF PUBLIC MEETING STAFF REPORT 6/19/2008 AGENDA ITEM CODE SECTION REQUIRED PROPOSED VARIANCE
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 informationLAND USE APPLICATION
Lincoln County Department of Planning & Development 210 SW 2nd Street, Newport, OR 97365 Phone (541) 265-4192 Fax (541) 265-6945 LAND USE APPLICATION TO BE COMPLETED BY STAFF Conditional Use Non-Conforming
More information850 Grouper Avenue. Michael and Beverly Johnson. Carol McFarlane, AICP, Planner II
Page 1 of 29 GROWTH AND RESOURCE MANAGEMENT DEPARTMENT PLANNING AND DEVELOPMENT SERVICES DIVISION CURRENT PLANNING ACTIVITY 123 W. Indiana Avenue, DeLand, FL 32720 (386) 943-7059 PUBLIC HEARING: CASE NO:
More informationINSTRUCTIONAL PACKET FOR VARIANCES
Community Development Department Counter Hours: 8:00 a.m. to 12:00 noon Monday through Thursday (Please Call to Verify Counter Hours) Address: 1110 West Capitol Avenue, 2 nd Floor West Sacramento, CA 95691
More informationAll items include discussion and possible action to approve, modify, deny, or continue unless marked otherwise.
Storey County Planning Commission Meeting Agenda Thursday, October 6, 2016 6:00 p.m. Storey County Courthouse, District Courtroom 26 South B Street, Virginia City, Nevada Larry Prater Chairman Virgil Bucchianeri
More informationPALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION ZONING COMMISSION VARIANCE STAFF REPORT 06/07/2012
PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION ZONING COMMISSION VARIANCE STAFF REPORT 06/07/2012 APPLICATION NO. CODE SECTION REQUIRED PROPOSED VARIANCE ZV-2009-03300 Variance
More informationBELMONT LAND USE OFFICE
BELMONT LAND USE OFFICE ZONING BOARD OF ADJUSTMENT Wednesday, May 27, 2015 Belmont Corner Meeting House Belmont, NH 03220 Members Present: Members Absent: Alternates Absent: Staff: Chairman Peter Harris;
More informationSubtitle 24 Revision to incorporate SGT SB 236 8/3/2012 STAFF DRAFT 2
Subtitle 24 Revisions DRAFT 2 Definitions: Section 24-101 Remainder Agricultural Parcel-On or after October 1, 2012 pursuant to Section 9-206 of the Environment Article a remainder parcel is created by
More informationZONING ORDINANCE PETITION REVIEW REPORT Amended Site Development Plan
ZONING ORDINANCE PETITION REVIEW REPORT Amended Site Development Plan Petition Number: Z14-02 Petitioner: Agent: Project Name: Location: Kenn Grasse 2187 White Lane Dr. Chesterfield, MO 63017 314-952-6005
More information