~ Siegel, City Manager
|
|
- Laureen Johnson
- 6 years ago
- Views:
Transcription
1 City of San Juan Capistrano Agenda Report 8/1/ TO: FROM: SUBMITTED BY: Honorable Mayor and Members of the City Council ~ Siegel, City Manager Joel Rojas, Development Services Directo~ ~ Steve May, Public Works & Utilities Director :L~ PREPARED BY: DATE: SUBJECT: David Contreras, Senior Planner1Z> August 1, 2017 Consideration of a Request to Modify Final Tract Map Condition of Approval 2.10 to Eliminate the Requirement for Construction of a 1 00-foot Right Turn Lane Into the Tract from Southbound Camino Capistrano (Applicant: Jim Adam). RECOMMENDATION: Open the public hearing, receive public testimony, close the public hearing; and, approve the request to modify final tract map condition of approval to eliminate the requirement for construction of a 1 00-foot right turn lane. EXECUTIVE SUMMARY: On May 17, 2016, the City Council approved the Final Map and Subdivision Improvement Agreement for Tract 17842, allowing construction of an eight-lot residential subdivision known as Hidden Creek Estates. A location map is provided as Attachment 1. One of the Tract Map's conditions of approval requires the applicant to construct a right-turn lane and a left-turn lane for vehicles to turn into the project from Camino Capistrano. Based on a field review of existing conditions and discussion with the applicant, the required south bound right-turn lane will not be safe for vehicles due to a large existing Sycamore tree that is leaning outward toward the street. Given that trimming or removal of the Sycamore tree may not be possible because it is considered a "Heritage Tree" by the City's Municipal Code, and the right-turn lane is not needed for traffic safety reasons, staff is recommending that the required right-turn lane be eliminated from the approved Tract's conditions of approval.
2 City Council Agenda Report August 1, 2017 Page 2 of 4 DISCUSSION/ANALYSIS: On August 16, 2005, the City Council approved Tentative Tract Map (TTM) to create eight lots for the development of single-family homes on an existing 2.5-acre parcel. The Applicant, Mr. Jim Adam, consequently constructed the required onsite utilities and access improvements, constructed one residential unit, and graded the 2.5 acre site in anticipation of approval of the Final Map. Due to unforeseen circumstances, approval of the Final Map was not obtained within the time limits of the Subdivision Map Act, and the approved TTM expired. In 2015, the Applicant submitted a new TTM application for essentially the same project that was approved in On August 4, 2015, the City Council approved TTM for the development of the same eight-lot residential subdivision approved in On May 17, 2016, the City Council approved the Final Map and Subdivision Improvement Agreement for Tract Construction of the residential homes is currently underway. When the original TTM was approved by the City Council in 2005, the TTM included Condition of Approval No. 36 (Attachment 2), which required the submittal of a Street Improvement Plan that was to include, but not be limited to, the following two items: a) "A southbound, 1 00-foot right-turn lane into the project. The right-turn lane shall be a minimum eight feet wide. All tapers and transitions shall be per Caltrans standards." b) "A northbound, 100-foot left-turn lane into the project. The left-turn lane shall be a minimum eleven feet wide. All tapers and transitions shall be per Caltrans standards." In accordance with said condition, the Applicant submitted the required Street Improvement Plan to the City, and the Plan was subsequently approved by the City on April 23, The approved Street Improvement Plan includes the right-turn and leftturn lanes described above, as well as the grading and pavement improvements required to construct the turn lanes (Attachment 3). After expiration of TTM 16572, TTM was subsequently approved by the City Council in August 2015 with Condition of Approval No (Attachment 4), which required the submittal of a Street Improvement Plan with exactly the same right-turn lane and left-turn lane requirements as the 2005 condition described above. Staff determined that the previously submitted Street Improvement Plan approved by the City in 2007 satisfied this condition. Construction of the right-turn lane and left-turn lane will require paving improvements and the widening of Camino Capistrano adjacent to the project site. Although the applicant's approved Street Improvement Plan indicates that the required widening would not impact a large Sycamore tree adjacent to Camino Capistrano, staff now believes that the required street improvements cannot avoid impacts to this tree. This is
3 City Council Agenda Report August 1, 2017 Page 3 of 4 a significant concern given that the Sycamore tree is considered a "Heritage Tree" by the City's Municipal Code (36" or more in trunk diameter). As a result, removal of the tree can only occur with approval of a Tree Removal Permit by the City's Planning Commission, after it has been determined by a qualified tree expert that the tree is "unviable because it is dead or dying, diseased, infested, structurally unstable, overcrowded, or exhibits other characteristics which, in the opinion of the qualified tree expert, cause a need for tree removal." The City has not undertaken a thorough assessment of the health of the tree, and has no reason to believe that this determination can be made. Following a meeting between staff and the applicant, the applicant's engineer looked into the matter and submitted a letter (Attachment 5) indicating that, because the existing Sycamore tree is leaning outward toward the street, the tree would render the right turn lane traffic movement unsafe, especially for high profile vehicles. The City Engineer agrees with this assessment and has determined that the required right-lane is not critical for traffic safety. As a result, staff is recommending that the required rightturn lane be eliminated from the approved Tract's conditions of approval and Street Improvement Plan. The existing north bound and south bound bike lanes will be retained under all circumstances. FISCAL IMPACT: There is no fiscal impact associated with this request. ENVIRONMENTAL IMPACT: The City's Environmental Administrator has determined that the modification to Tract Map is consistent with the original project Categorical Exemption (Section 15332; Class 32 "In-Fill Development Projects"); and therefore is exempt from further review. The residential subdivision was found to be consistent with Section because the project would subdivide a parcel that is less than five (5) acres, does not include habitat, endangered, rare or threatened species, will not result in significant effects relating to traffic, noise, air quality, or water quality, the site is adequately served by all required utilities and public services; and the project is consistent with the applicable General Plan designation and Zoning designation and regulations. Furthermore, the modification to condition 2.10 would not result in significant effects relating to traffic because the subdivision is a low traffic generator and does not affect the carrying capacity on Camino Capistrano. A Notice of Exemption (NOE) will be posted should the requested map modification receive final approval. PRIOR CITY COUNCIL REVIEW: On August 16, 2005, the City Council approved TTM to create eight (8) lots for the development of single-family detached homes on an existing 2.5 acre parcel. TTM expired.
4 City Council Agenda Report August 1, 2017 Page 4 of 4 On August 4, 2015, the City Council approved TTM to create eight (8) lots for the development of single-family detached homes on an existing 2.5 acre parcel. On May 17, 2015, the City Council approved the Final Map and Subdivision Improvement Agreement for Tract COMMISSION/COMMITIEE/BOARD REVIEW AND RECOMMENDATIONS: On December 8, 2015, the Planning Commission recommended City Council denial of the applicant's request to eliminate a number of TTM conditions, including the requirement to construct a southbound right-turn lane and a northbound left-turn lane into the project. The applicant subsequently withdrew the request, and therefore the City Council did not consider the Planning Commission's recommendation. NOTIFICATION: Although not required by Title 9, Land Use Code, Section (f), Notification Procedures, a courtesy public hearing notice has been mailed to all property owners within 1,000 feet, as listed on the Orange County Real Property Tax Assessment rolls, and a hearing notice has been published in the Capistrano Valley News at least ten (10) days prior to the hearing, and has been posted at three public locations. This agenda item has also been provided to the applicant. A TI ACHMENT(S): Attachment 1 - Location Map Attachment 2 - TTM Condition of Approval No. 36 Attachment 3 - Excerpt of Approved Street Improvement Plan Attachment 4 - TTM Condition of Approval No Attachment 5 - Applicant's Engineer Letter dated July 7, 2017
5 Location Map * Project Area ATTACHMENT 1
6 CC Resolution ITM 16572, Hidden Creek Estates page 7 of 14 pages Conditions of Approval Date of Approval. August 16, 2005 and show on the Final Map the following release: "Subdivider hereby releases and relinquishes to the City of San Juan Capistrano, all vehicular access rights to Camino Capistrano except at the proposed access street intersection (Engr.) Right-of-way Dedication. Prior to final map approval, the applicant shall dedicate to the City the necessary right-of-way, along the Camino Capistrano frontage to accommodate an eighty foot minimum street right-of-way width in accordance with City's Secondary Rural Arterial Standard Section (Engr.). Post Bond/Provide Securities. Prior to final map approval, the applicant shall provide labor and material bonds or securities to insure installation of the improvements listed below. Said bonds or securities shall be in the amount of 100% of the estimated improvement cost for each, but not limited to, of the following: street improvements, street Monumentation, street lights, storm drains, sewer, landscaping and irrigation. Said bonds or securities may be released upon successful completion of said improvements.. In addition, the applicant shall provide performance bonds or securities in the amount of 100% of the estimated improvement costs to insure the efficacy of said improvement. Improvement cost estimates shall be prepared by a Registered Civil Engineer and approved by the City Engineer and City Attorney. Release of bonds or securities shall be in accordance with the terms of the Subdivision Improvement Agreement associated with TTM 16572, if applicable, or as determined by the City Engineer (Engr.). Submission of Digital Map per County Requirement. Prior to recordation of the Final Map, the applicant shall submit for review and obtain approval of the Orange County surveyor for, a digital Tract/Parcel Map pursuant to Orange County Ordinance 3809 of January 28, The applicant shall pay for all cost of said digital submittal including supplying digital copies to the City of the final County Surveyor approved digital map in a. PXF format. All Digital Submissions shall conform to the latest edition of the City of San Juan Capistrano Digital Submission Standards.(Engr.). Street Improvement Plans. Prior to issuance of grading and right-of-way improvement permits, the applicant shall submit to the City Engineer, for review and obtain approval for, Street Improvement Plans, prepared by a Registered Civil Engineer. These plans shall show all existing and proposed easements, improvements and right-of-way dedications, including but not limited to the following: a) A southbound, 100-foot right-tum lane, into the project The right-tum lane shall be a minimum eight feet wide. All tapers and transitions shall be per Caltrans standards. b) A northbound, 100-foot left-tum lane, into the project. The left-turn lane shall be a minimum eleven feet wide. All tapers and transitions shall be per Caltrans standards. c) All radii at the intersection of Camino Capistrano and the private street shall be a minimum 25-foot radius. *denotes a mitigation measure established by the Mitigated Negative Declaration ATTACHMENT 2
7 CC Resolution TTM 16572, Hidden Creek Estates page 8 of 14 pages Conditions of Approval Date of Approval: August 16, 2005 d) The geometries of the private street shall be designed to accommodate the turning radii for a "Single Unit" vehicle with parked vehicles. e) Street width for the private street shall be a minimum 28 feet with parking allowed on one side only. f) Old Highway 101 shall be retained to the maximum extent possible. g) Dedication of street right-of-way along Camino Capistrano frontage to accommodate an 80 foot minimum right-of-way width in accordance with City's Secondary Rural Arterial Standard Section. h) The existing bicycle lanes along Camino Capistrano shall be maintained and incorporated in the street design. PRIOR TO ISSUANCE OF GRADING AND RIGHT-OF-WAY IMPROVEMENT PERMITS 37. All Construction Work Requires a Permit. Prior to issuance of grading and rightof-way improvement permits, any and every improvement work, whether performed on-site or off-site, requires a Right-of-Way Encroachment Permit issued by the Engineering Division. The purpose of such permit is to ensure the integrity of all existing improvements affected by the permit's construction activities (Engr.). 38. Soils/Geoloav Report. Prior to issuance of grading and right-of-way improvement permits, the applicant shall submit to the City Engineer and Building Official for their review and obtain approval for a Soils Report/Geotechnical Feasibility Study prepared by a Registered Geologist and/or Soil Engineer to determine the seismic safety and soils stability of all proposed grading and development improvements within the project and preliminary pavement sections and substructure bedding/backfill recommendations (Engr.). 39. Storm Runoff. Hydraulic/Hydrology Calculations. Prior to issuance of grading and right-of-way improvement permits, the applicant shall submit to the City Engineer for review and shall obtain approval for a Storm Runoff study, prepared by a Registered Civil Engineer, showing existing and proposed facilities, hydraulic and hydrologic calculations and the methods of draining on-site and tributary areas without exceeding the capacity of any affected street or facility. Said study shall be consistent with the City's Master Drainage Plan in accordance with all applicable City regulations, standards and Orange County Public Facilities & Resources Department (OCPF&RD) design criteria (Engr.). 40. Grading Plans. Prior to issuance of grading and right-of-way improvement permits, the applicant shall submit to the City Engineer for review and obtain approval for Grading Plans prepared by a Registered Civil Engineer. These plans shall show the limits of grading, drainage, perim'eter walls with footings contained within the tract boundaries, sewer, water and frontage parkway improvements. The extent of the topography shall be extended enough to determine the drainage impacts to adjacent properties. The elevations shall correspond with the Orange County benchmark datum. All drainage must be properly conveyed * denotes a mitigation measure established by the Mitigated Negative Declaration
8
9 Hidden Creek &tat6s. TentatiVe Tract Msp IITMJ Conditions of Approval Psge 13 of 19 pages u u drainage facility. (PW&UD) Erosion & Sediment Control Flan Section. Erosion and Sediment Control Plan sheets shall be Included within the Drainage Improvement Plan set for the regulation and control of pollutant run-off by using Best Management Practices (BMPs) as prepared by a CaRfornla State Registered Civil Engineer for the review and approval by the City Engineer. The plan shall show all temporary and permanent erosion control devices, effective planting of graded slopes, practical accessibility for maintenance purposes and proper precautions and fences to prevent public trespass onto certain areas where Impounded water may create a hazardous condition. In order to control pollutant run-off, the applicant/subdivider shall demonstrate to the sausfactlon of the City Engineer that all water quality best management practices shall be designed in accordance with the National Pollutant Discharge Elimination System (NPDES) standards, and the requirements of California Regional Water Quanty Control Board (San Diego Region) Order No. R and City guidelines and regulations, and shall show evidence satisfactory to the City Engineer that a permit has been obtained. (PW&UD} 7 _ 0 Street Improvement PIOns. The applicant/subdivider shall submit Street \;;;;;/Improvement Plans prepared by a Registered Civil Engineer concurrently with the Drainage, Sewer and Water, and Dry Utilities Plans, to the City Engineer for review and approval. These plans shall show all existing end proposed Improvements Including, but not limited to, easements, traffic calming devices, striping, slgnage, signalization, curb and gutter, sidewalks and all related appurtenances. All design of Improvements shall comply with the City Standard f'tans, Orange County Standard Plans, or equivalent standards that are approved by the City Engineer. The Street Improvement Plans for Camino capistrano frontage area shall Include but not be limited to the following (PW&UD): u a) b) c) d) e) f) g) A southbound, 100-foot right-tum lane, Into the project. The right-tum lane shell be a minimum eight feet wide. All tapers and transitions shall be per Caltrans standards. A northbound, 100-foot left-tum lane, Into the project. The left-turn lane shall be a minimum eleven feet wide. All tapers and transitions shall be per Caltrans standards. All radii at the Intersection of Camino Capistrano and the private street shall be a minimum 26-foot radius. The geometries of the private street sh~ll be designed to accommodate the turning radii for a MSingle Unit" vehicle with pa!i(ed vehicles. Street width for the private atreet shall be a minimum 28 feet with pari<lng allowed on one side only. Old Highway 101 shall be retained to the maximum extent possible. Delineated dedicated street right-of-way along Camino Capistrano frontage to accommodate an eo foot minimum rtght-of-way width in ATTACHMENT 4
10 Hidden Creek Estates_ Tentative Tract Mao tdmi Conditions of Approval page 14 of 19 pps h) accordance with City's Secondary Rural Arterial Standard Section. The existing bicycle lanes along Camino Capistrano shall be maintained and Incorporated in the street design. n 2.11 Final Landscaping Plans. The applicant shall submit final landscaping plans concurrently with the Drainage and Street Plans, to the Development Services Director for review and approval. The landscape plan shall comply with the City's Water Conservation Ordinance. The landscape plan shall Include the following: a. Plant palate list, plant details, Irrigation plan and details, etc. All proposed specimen trees to be planted along the Camino Capistrano frontage shall be situated on the project site outside the public right of-way, b. The applicant shall preserve the remnants of the 1880s wagon on-site and shall be situated In the landscaped common area between the proposed private street and Camino Capistrano. The applicant shall enter Into a landscape maintenance agreement with the City to maintain the existing trees along the Camino Capistrano frontage of the project site which serve as a visual buffer to the project Construction Cost Estimate. The appucantlsubdivider shall submit an estimate of quantity and construction costs prepared by a Registered Civil Engineer on the City approved form concurrently with the Drainage, Sewer and Water, Street, Dry Utilities, and Landscape and Irrigation Plans, to the City Engineer for review and approval. Said estimates shall include, but not limited to, costs for construction of all applicable Improvements associate with the Drainage, Sewer and Water, Street, Dry Utilities, landscape and Irrigation Plans, as well as costs associated with the setting of survey monuments Monumentatlon of the property (collectively herein referred to as the wsubdivision Improvement Agreement Costs'"). Construction cost estimates of facilities that will be dedicated to the City for operation and maintenance shall comply With the California Labor Code Section 1720 with respect to the prevailing wages requirements. Any exception to or deviation from this condition shall be subject to review and approval by the City Engineer. (PW&UD) 2.13 Substlvjsion lmproyeroent Agreement with Bonds and Secudt!es. The applicant/subdivider shall execute a Subdivision Improvement Agreement with the City and shall provide performance bonds/securities ln the form approved by the City Attorney for 100 percent of each estimated Subdivision Improvement Agreement Cost within the City approved forms, inclusive of soft costs (e.g. Materials Testing, Inspection, Construction Management, Surveying, etc.. ), as prepared by a Registered Civil Engineer and approved by the Public Wort<s and Utilities Assistant Directors, City Engineer, and City Attorney for all onsite and offsite improvements Including, but not limited to, street Improvements, signing, signalization, striping and street lights, storm drains. sewer, water, recreational traits, landscaping and Irrigation In rights-of-way, public easements, private slopes, and open space. In addition, the applicant shall provide labor and materials bonds/securities for 100 percent of the estimated Subdivision!'I i I. I..._, I I
11 SAWAYA ENGINEERING CONSULTANTS, INC. CIVIL ENGINEERING LAND PLANNING SURVEYING July 7, 2017 Mr. Jim Adam Junipero Serra San Juan Capistrano, CA Subject: Evaluation of approved right turn lane into the development. Tract No , San Juan Capistrano, California, In accordance with your request, Sawaya engineering Consultants INC. has prepared this letter to evaluate the proposed I approved southbound right turn lane into the subdivision and update our recommendations for the widening of Camino Capistrano Road which is a condition for the approval of Tract 17842, in the City of San Juan Capistrano, California. The current design of Camino Capistrano was approved in 2006 to include a shared right tum lane into the subdivision I bicycle lane. The bicycle lane was approved to be 5 feet wide. The right tum lane was approved to be the 5 feet bicycle lane plus three additional feet for a total of 8 feet wide. The approved design of 2006 was evaluated with the current conditions of Camino Capistrano. It is determined that the existing sycamore tree has leaned outward, toward the street. Such condition is going to render the right tum traffic movement unsafe especially for high profile vehicles. Unless the sycamore tree would be trimmed I removed, it is recommended that the right turn lane be eliminated. As for the 5 feet bicycle lane, it can remain in its current location (see exhibit). Thank you for the opportunity to be of service. If you have any questions or require further information, please contact us. Sincerely, Selim R. Sawaya, P.E.I P.L.S. "The true cost of engineering is reflected in the cost of construction." Ironstone Drive, Yorba Linda, CA 92887, Phone (626) ATTACHMENT 5
PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL & SUBDIVISION STAFF REPORT Date: June 4, 2015
PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL & SUBDIVISION STAFF REPORT Date: June 4, 2015 NAME SUBDIVISION NAME CC Williams Plant Subdivision CC Williams Plant Subdivision LOCATION CITY COUNCIL DISTRICT
More informationLOT GRADING. LOT GRADING REQUIREMENTS The following lot grading requirements came into effect on May 1, 2007:
LOT GRADING DEFINITION Lot grading is the reshaping or sloping of the land in such a way that surface drainage from rain runoff is directed away from the buildings and is controlled in a manner that eliminates
More informationSUBDIVISION SECTION STREET DESIGN MANUAL
CITY OF ANAHEIM SUBDIVISION SECTION STREET DESIGN MANUAL A. INTRODUCTION : POLICY STATEMENT B. STREET CLASSIFICATION C. STREET STANDARDS REQUIREMENTS Requirements Approval of Street Improvement Plans Widening
More informationIngham County Drain Commissioner Patrick E. Lindemann 707 BUHL AVENUE P. O. BOX 220 MASON MI PH. (517) FAX (517)
Date Issued Ingham County Drain Commissioner Patrick E. Lindemann 707 BUHL AVENUE P. O. BOX 220 MASON MI 48854 PH. (517) 676-8395 FAX (517) 676-8364 APPLICATION FOR SOIL EROSION AND SEDIMENTATION POLLUTION
More informationI. RELEASE FROM PLANNING PRIOR TO SUBMITTAL TO ENGINEERING DEPARTMENT
Revised August 2005 I. RELEASE FROM PLANNING PRIOR TO SUBMITTAL TO ENGINEERING DEPARTMENT Before the applicant submits improvement plans and reports for Engineering plan checking, the applicant shall contact
More information# 17 ) UN DESERT GREEN FARMS SPECIAL USE PERMIT EXTENSION OF TIME PUBLIC HEARING
# 17 ) UN-101-14 DESERT GREEN FARMS SPECIAL USE PERMIT EXTENSION OF TIME PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: December 9, 2015 Item: UN-101-14 Prepared by: Robert Eastman GENERAL
More informationWalker County Manufactured Home Rental Community Regulations Infrastructure Development Plan
A. In accordance with Local Government Code Section 232.007, an Infrastructure Development Plan (IDP) is required for all manufactured home rental communities, as defined in Section A 1.0 E of these regulations,
More informationDISNEYLAND RESORT SPECIFIC PLAN. Conditions of Approval (Ordinance No. 5377, as last amended by Ordinance No. 6022)
Conditions of Approval (Ordinance No. 5377, as last amended by Ordinance No. 6022) The conditions of approval for development in the Theme Park Hotel Parking and Future Expansion Districts District A and
More informationAPPLICATION FOR PUBLIC INFRASTRUCTURE PERMIT
APPLICATION FOR PUBLIC INFRASTRUCTURE PERMIT Engineering Division 550 Landa Street New Braunfels, Texas 78130 (830) 221-4020 1. Subdivision Plat Name: Location Description/ Nearest Intersection: Acreage:
More informationSECTION 3 DRAINAGE. 3-1 General. 3-2 Drainage Ordinances and Legal Requirements
SECTION 3 DRAINAGE 3-1 General All Drainage plans for proposed development shall be prepared by a Professional Engineer registered in Virginia, except as noted below. Further, their seal and signature
More informationThis is only a general checklist; please refer to the CVWD Development Design Manual (DDM) for all requirements and regulations.
COACHELLA VALLEY WATER DISTRICT DOMESTIC WATER CHECKLIST Tract/Parcel No: Project Common Name: Developer: Engineer: Engineer Signature: Date: Phone: Phone: Print: This is only a general checklist; please
More informationCITY OF ASTORIA PUBLIC WORKS ENGINEERING DIVISION ENGINEERING DESIGN STANDARDS FOR IN-FILL DEVELOPMENT
CITY OF ASTORIA PUBLIC WORKS ENGINEERING DIVISION ENGINEERING DESIGN STANDARDS FOR IN-FILL DEVELOPMENT Adopted by City Council: May 21, 2007 X:\General Eng\DESIGN STANDARDS\Engineering Design Standards
More informationZoning Permits 11-1 ZONING PERMITS
Zoning Permits 11-1 ZONING PERMITS (a) Building or structures shall be started, repaired, reconstructed, enlarged or altered only after a zoning permit has been obtained from the administrator and a building
More informationCHAPTER 13 R-5 MANUFACTURED MOBILE HOME PARK RESIDENTIAL DISTRICT
15.1300 CHAPTER 13 R-5 MANUFACTURED MOBILE HOME PARK RESIDENTIAL DISTRICT 15.1301 SECTION 13.01 STATEMENT OF PURPOSE To provide for manufactured home park development, of long-term duration of stay, in
More informationWhen the land division tree preservation requirements apply
INFORMATION GUIDE Tree Preservation on Your Land Division Site The land division process provides the flexibility and opportunity to promote creative site design that considers multiple objectives, including
More information# 5 ) UN THREE CUPS YARD NORTH AMERICA CULTIVATION FACILITY SPECIAL USE PERMIT PUBLIC HEARING
# 5 ) UN-74-16 THREE CUPS YARD NORTH AMERICA CULTIVATION FACILITY SPECIAL USE PERMIT PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: November 9, 2016 Item: UN-74-16 Prepared by: Marc
More informationS.O.P. No. HMD
Page: 1 of 9 PURPOSE: To establish (SOP) for submission requirements, review process and approval of applications for Non-vehicular Access Permits for the purpose of connection or discharge to any MassDOT
More informationSections:
DIVISION 15: NATURAL RESOURCES REGULATIONS CHAPTER 9-1500 NATURAL RESOURCES REGULATIONS: INTENT AND ORGANIZATION 9-1500.1 Title and Intent. 9-1500.2 Organization. 9-1500.1 TFlZE AND INTENT. Division 15
More informationCHAPTER 7 - INFRASTRUCTURE INSPECTION AND ACCEPTANCE... 2
CHAPTER 7 - INFRASTRUCTURE INSPECTION AND ACCEPTANCE... 2 7.1. GENERAL.... 2 7.1.1. Inspection Restriction Dates.... 2 7.1.2. Complete Improvements.... 2 7.1.3. Public Improvements.... 2 7.1.4. Warranty
More informationChapter 7. Street Drainage. 7.0 Introduction. 7.1 Function of Streets in the Drainage System. 7.2 Street Classification
7. Introduction This chapter summarizes methods to evaluate runoff conveyance in various street cross sections and curb types in the Town of Castle Rock and identifies acceptable upper limits of street
More informationThe City of North Las Vegas (CNLV) does not allow valley gutters to be constructed across streets with right-of-way widths of 80 feet or greater.
Background The City of rth Las Vegas strives to provide the development community with adequate information to ensure the successful completion of any project in the City. To aid in the submittal of a
More informationWATER QUALITY MANAGEMENT PLAN PROCEDURES
PUBLIC WORKS DEPARTMENT DEVELOPMENT SERVICES DIVISION SUBDIVISION SERVICES SECTION City Hall East 200 S. Anaheim Boulevard. 2 nd Floor Anaheim, California 92805 www.anaheim.net/publicworks WATER QUALITY
More informationOrdinance amending the San Francisco Public Works Code by adding Article 4.2,
FILE NO. ORDINANCE NO. 1 [Stormwater Management.] Ordinance amending the San Francisco Public Works Code by adding Article., sections., requiring the development and maintenance of stormwater management
More informationCITY OF ASHLAND REDEVELOPMENT PLAN FOR THE ASHLAND INVESTMENT CO., LLC HOUSING DEVELOPMENT
CITY OF ASHLAND REDEVELOPMENT PLAN FOR THE ASHLAND INVESTMENT CO., LLC HOUSING DEVELOPMENT I. INTRODUCTION. The City of Ashland, Nebraska, recognizes that blight is a threat to the continued stability
More informationTOWN OF WAYLAND MASSACHUSETTS CONSERVATION COMMISSION
TOWN OF WAYLAND MASSACHUSETTS 01778 CONSERVATION COMMISSION TOWN BUILDING 41 C0CHITUATE ROAD TELEPHONE: (508) 358-3669 FAX: (508) 358-3606 Wayland s Wetlands and Water Resources Bylaw CHAPTER 194 (D-768)
More informationSECTION 4 SURFACE WATER MANAGEMENT DESIGN AND CONSTRUCTION REQUIREMENTS
SECTION 4 SURFACE WATER MANAGEMENT DESIGN AND CONSTRUCTION REQUIREMENTS Page 4-1 INTRODUCTION 4-3 4-1.01 Applicability of VMCs 14.24, 14.25, 14.26 4-4 4-1.02 Minimum Requirements - Projects Below Threshold
More informationMunicipal Stormwater Ordinances Summary Table
APPENDIX F Municipal Ordinances Summary Table Municipality Abington Bryn Athyn Borough Hatboro Borough Ordinance, SALDO Runoff equals pre post Erosion Sediment Control Water Quality Requirements Any which
More informationARTICLE XII RECREATIONAL VEHICLE PARK REGULATIONS
ARTICLE XII RECREATIONAL VEHICLE PARK REGULATIONS ARTICLE XII RECREATIONAL VEHICLE PARK REGULATIONS Section 1201 Applicability For the purpose of this Article, recreation vehicles and recreational vehicle
More informationADAMS COUNTY ROAD STANDARDS
ADAMS COUNTY ROAD STANDARDS June 19, ADAMS COUNTY PUBLIC WORKS 210 W. Alder Ritzville, WA 99169 (509) 659-3276 1.00 GENERAL CONSIDERATIONS 1.01 APPLICABILITY These Standards shall apply to all new construction
More informationRichland County Department of Public Works Engineering (Land Development) Division
Richland County Department of Public Works Engineering (Land Development) Division Commercial Projects What is a Commercial Project? Projects that are not related to residential single family homes and/or
More informationHAROLD L. MOSELEY SUBDIVISION, RESUBDIVISION OF LOT 2
HAROLD L. MOSELEY SUBDIVISION, RESUBDIVISION OF LOT 2 Engineering Comments: Must comply with the Mobile County Flood Damage Prevention Ordinance. Development shall be designed to comply with the storm
More informationDR-15-11/LLA Staff Presentation for ConAM Properties LLC applications for Design Review and Lot Line Adjustment
DR-15-11/LLA-15-01 Staff Presentation for ConAM Properties LLC applications for Design Review and Lot Line Adjustment Existing Zoning and Land Uses Enter footer information 2 Office Business Center (OBC)
More informationADMINISTRATIVE DESIGN REVIEW (ADR) An applicant s guide to the process
City of Del Mar Phone: 858-755-9313 Fax: 858-755-2794 Department of Planning and Community Development Hours: M-TH 1:00 pm 5:30 pm 1050 Camino del Mar FRI 1:00 pm 4:30 pm Del Mar, CA 92014 Web: www.delmar.ca.us
More informationRESOLUTION NO.15- The Planning Commission of the City of La Habra does hereby resolve as follows:
RESOLUTION NO.15- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA CERTIFYING MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS 14-02 FOR A 32 UNIT MULTI-FAMILY RESIDENTIAL DEVELOPMENT
More informationSP Old Florida Investment Resources, LLC SMR Aggregates SR 64 Borrow Pit (DTS # )
H.O. 03/24/14 SP-14-01 Old Florida Investment Resources, LLC SMR Aggregates SR 64 Borrow Pit (DTS #201400001) Request: Approval of a Special Permit for major earthmoving in the A (General Agriculture)
More informationREGION OF PEEL PUBLIC WORKS DESIGN, SPECIFICATIONS & PROCEDURES MANUAL LINEAR INFRASTRUCTURE
REGION OF PEEL PUBLIC WORKS DESIGN, SPECIFICATIONS & PROCEDURES MANUAL LINEAR INFRASTRUCTURE Site Plan Process REVISED July 2009 PUBLIC WORKS SITE PLAN PROCESS TABLE OF CONTENTS 1. GENERAL...1 1.1. Stormwater
More informationCITY OF HOMESTEAD Utility Rights-of-Way Use Permit Application
CITY OF HOMESTEAD Utility Rights-of-Way Use Permit Application Good for 90 days from the Date Issued This permit is only required if the work location is owned or controlled by the City of Homestead and
More informationFENCES. This hand out is for REFERENCE ONLY. For more details see specific code sections.
Village of Vernon Hills Community Development Department 290 Evergreen Drive, Vernon Hills, IL 60061 Phone 847-367-3704 - Fax 847-367-2541 - http:// www.vernonhills.org FENCES This hand out is for REFERENCE
More informationORDINANCE NO. will be published by title and summary as permitted by Section 508 of the Charter. The "SUMMARY
Introduced by: ORDINANCE NO. AN ORDINANCE OF THE CITY OF PASADENA AMENDING TITLE 17 (THE ZONING CODE) TO CHANGE THE DEVELOPMENT STANDARDS OF THE PLANNED DEVELOPMENT-11 (PD-11, FOOTHILL BOULEVARD, CRAIG
More informationEL DORADO COUNTY BUILDING DEPARTMENT. Visit our web site: co.el-dorado.ca.us/building Contact us by
EL DORADO COUNTY DEPARTMENT OF FORESTRY SRA FIRE SAFE REGULATIONS INCLUDES EXCERPTS FROM THE COUNTY ORDINANCE AND DESIGN AND IMPROVEMENT STANDARDS MANUAL BUILDING DEPARTMENT Visit our web site: co.el-dorado.ca.us/building
More informationCommunity Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA Napa (707)
Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA 94559-0660 Napa (707) 257-9530 PLANNING COMMISSION STAFF REPORT MAY 19, 2016 AGENDA ITEM #7.B. 16-0063-DR; NAPA
More informationCODE CONSOLIDATION PHASE II SUMMARY OF CHANGES Effective February 1, 2011, Ordinance s
CODE CONSOLIDATION PHASE II SUMMARY OF CHANGES Effective February 1, 2011, Ordinance 2010-70s Revisions to Title 2 Administration 2.45 Land Use Advisory Commissions. Twelve individual LUAC chapters were
More informationBuilding Permit Submittal Requirements
CITY OF MONTE SERENO 18041 Saratoga-Los Gatos Road Monte Sereno, CA 95030 Phone (408) 354-7635 Fax (408) 395-7653 www.cityofmontesereno.org Building Permit Submittal Requirements NOTE: Submit three (3)
More informationMOBILE FOOD VENDOR LICENSE APPLICATION
MOBILE FOOD VENDOR LICENSE APPLICATION BUSINESS NAME AS DISPLAYED ON THE VEHICLE OR CART: Write the name and address of the location where the food truck/cart is kept overnight: APPLICANT INFORMATION:
More informationDIVISION 5 STORM DRAINAGE CRITERIA
DIVISION 5 STORM DRAINAGE CRITERIA Section 5.01 GENERAL The following storm drainage design criteria shall apply to all storm drainage designs in the City. Additional design criteria are specified in the
More informationFOR THE ADOPTED BY: APPROVED BY: PREPARED BY: CHATFIELD ENGINEERS, P.C DEWEY AVENUE ROCHESTER, NY (585)
DEVELOPMENT REGULATIONS FOR THE TOWN OF PARMA MONROE COUNTY, NEW YORK ADOPTED BY: THE TOWN OF PARMA PLANNING BOARD AUGUST 19, 2013 APPROVED BY: THE TOWN OF PARMA TOWN BOARD OCTOBER 1, 2013 PREPARED BY:
More informationAPPENDIX C INLETS. The application and types of storm drainage inlets are presented in detail in this Appendix.
Storm Drainage 13-C-1 APPENDIX C INLETS 1.0 Introduction The application and types of storm drainage inlets are presented in detail in this Appendix. 2.0 Inlet Locations Inlets are required at locations
More informationNRI/FSD and FOREST CONSERVATION EXEMPTION SUBMISSION REQUIREMENTS
Detailed description of the submission requirements for the NRI/FSD and forest conservation exemption requests may be found in the MNCPPC Trees Technical Manual. The applicant, applicant s agent, or qualified
More informationCHAPTER 110 SEWAGE DISPOSAL
110-1. Title. 110-6. System rehabilitation. 110-2. Purpose. 110-7. Liability. 110-3. Definitions. 110-8. Conflict with other 110-4. Applicability. regulations. 110-5. Applicable standards for sewage 110-9.
More information7. EXCAVATION IN PUBLIC STREETS The E-Permit & U-Permit
7. EXCAVATION IN PUBLIC STREETS The E-Permit & U-Permit 7.1 E-Permit and U-Permit Permit Description and Purpose The Excavation Permit (E-Permit) and the Utility Permit (U-Permit) are issued to allow construction,
More informationCity of North Miami Beach, Florida COMMUNITY DEVELOPMENT DEPARTMENT
City of North Miami Beach, Florida COMMUNITY DEVELOPMENT DEPARTMENT TO: Planning and Zoning Board FROM: Carlos M. Rivero, City Planner DATE: August 10, 2015 RE: Storage Facility P&Z ITEM # 15-010 OWNER
More informationFranklin County Communique to the Planning Board
Franklin County Communique to the Planning Board PETITIONER(S): Name of Petitioner: Carolina Solar Energy II, LLC Address: 400 W. Main St. Suite 503 City/State/Zip: Durham, NC 27701 LOCATION: REQUEST FOR
More informationCity of Bullhead City Development Services/Public Works. Permit Submittal Requirements FENCES
City of Bullhead City Development Services/Public Works Permit Submittal Requirements FENCES Contact Information: Building Division (928) 763-0124 Planning & Zoning Division (928) 763-0123 Engineering
More informationCHECKLIST FOR STREETS, INLETS, AND STORM SEWER DESIGN
CHECKLIST FOR STREETS, INLETS, I. STREET CLASSIFICATION AND DESIGN CRITERIA A. Determine drainage classification for the roadway section using Table 7-1 or Table 7-2. B. Determine the allowable flow depth
More informationStaff Report. Agenda Item Title: 14-02: Northwest Santa Rosa Reorganization No Sequoia Park Associates, LP
SONOMA LOCAL AGENCY FORMATION COMMISSION 575 ADMINISTRATION DRIVE, ROOM 104A, SANTA ROSA, CA 95403 (707) 565-2577 FAX (707) 565-3778 www.sonomalafco.org Item 4.1 Staff Report Meeting Date: April 2, 2014
More informationLOCATION AND DESIGN DIVISION
VIRGINIA DEPARTMENT OF TRANSPORTATION LOCATION AND DESIGN DIVISION INSTRUCTIONAL AND INFORMATIONAL MEMORANDUM GENERAL SUBJECT: Design Exceptions / Waivers SPECIFIC SUBJECT: Design Exception Request Form
More informationNEW CASTLE CONSERVATION DISTRICT. through. (Name of Municipality) PLAN REVIEW APPLICATION DRAINAGE, STORMWATER MANAGEMENT, EROSION & SEDIMENT CONTROL
NEW CASTLE CONSERVATION DISTRICT through (Name of Municipality) PLAN REVIEW APPLICATION DRAINAGE, STORMWATER MANAGEMENT, EROSION & SEDIMENT CONTROL Office use only: Received by Municipality: Received by
More informationStorm. Section. B. General Design and Drawing Standards Design
Section Storm 5 General Plans for the existing stormwater system are maintained in digital and printed form by the City. Copies may be obtained from the Utility Division of the Public Works Department.
More informationCity of Elgin SUBDIVISION FINAL ENGINEERING Engineering Submittal Checklist
If this is a re-submittal, please provide a point-by-point response to previous review comments, identifying how each comment has been addressed, location in the plan set of the changes made to address
More informationTES Industrial Development SW ¼ SEC Lacombe County Outline Plan
TES Industrial Development Lacombe County Outline Plan 112849297 June 2012 am v:\1128\active\112849297\07_reports_studies\rpt_tes_20120508.doc i Table of Contents 1.0 INTRODUCTION... 1 1.1 PURPOSE... 1
More informationLAND USE APPLICATION - DIRECTOR Measure 49 Forest Zone Dwelling
LAND MANAGEMENT DIVISION Date Received: LAND USE APPLICATION - DIRECTOR Measure 49 Forest Zone Dwelling PUBLIC WORKS DEPARTMENT 3050 N. DELTA HWY, EUGENE OR 97408 Planning: 682-3577 For Office Use Only:
More informationCity of Redwood City Stormwater Pollution Prevention Program. Drainage Guidelines for Residential Development
City of Redwood City Stormwater Pollution Prevention Program Drainage Guidelines for Residential Development General Requirements A. Plot & Finished Grading Plan must be submitted with Building Permit
More informationSECTION 3.0 SPECIFICATIONS FOR DRINKING WATER DISTRIBUTION SYSTEMS DESIGN
3.1 GENERAL SECTION 3.0 SPECIFICATIONS FOR DRINKING WATER DISTRIBUTION SYSTEMS DESIGN 3.1.1 The following specifications cover the general design, review of plans and specifications, and acceptance of
More informationCHAPTER 6 ADDITIONAL STANDARDS APPLYING TO SHORELAND AREAS AND PUBLIC WATERS
CHAPTER 6 ADDITIONAL STANDARDS APPLYING TO SHORELAND AREAS AND PUBLIC WATERS Section 1 Intent. 49 Section 2 Floodplain Requirements 49 Section 3 Water-Oriented Accessory Structures 50 Section 4 Stairways,
More informationReems Creek Homeowners Association, Inc. P.O. Box 1546, Weaverville, NC
www.reemscreekhoa.com rcgchoa@yahoo.com Welcome to the Reems Creek Golf Community! One of the pleasures of living in a shared community is knowing that all residents have a desire for the same high quality
More information#21 ) FDP Covenant Group FINAL DEVELOPMENT PLAN
STAFF REPORT #21 ) FDP-04-16 Covenant Group FINAL DEVELOPMENT PLAN To: Planning Commission Meeting date: October 12, 2016 Item: FDP-04-16 Prepared by: Robert Eastman GENERAL INFORMATION: Applicant: Owner:
More informationPublic Hearing January 13, Request Conditional Use Permit (Auto Repair Garage) Staff Planner Carolyn A.K. Smith
Applicant Property Owner Holland Century Associates, LLP Public Hearing January 13, 2016 Request Conditional Use Permit (Auto Repair Garage) Staff Planner Carolyn A.K. Smith Location 3949 Holland Road
More informationFor the property described as: Property Owner: Name. Phone Number. Mailing Address. City. Report Year:
Timber Management Plan For the property described as: Property Owner: Name Phone Number Mailing Address City State Zip Report Year: (This template is provided to assist Cherokee County land owners who
More informationSTREAM AND BUFFER AREA PROTECTION/RESTORATION
STREAM AND BUFFER AREA PROTECTION/RESTORATION AMENDMENT OPTIONS TO STRENGTHEN POLICY IN HEADWATERS AREAS DRAFT SUBSEQUENT TO THE JANUARY 25, 2007 MEETING OF THE PLANNING COMMISSION ENVIRONMENT COMMITTEE
More informationStormwater Local Design Manual For Houston County, Georgia
Stormwater Local Design Manual For Houston County, Georgia Adopted November 15, 2005 TABLE OF CONTENTS 1. FORWARD... 1 2. GENERAL LEVEL OF SERVICE STANDARDS... 2 2.1. DETENTION REQUIREMENTS... 2 2.1.1.
More information3 PROJECT DESCRIPTION
3.1 PROJECT OVERVIEW 3 PROJECT DESCRIPTION The Rocklin 60 project (proposed project) includes the subdivision of 56.9 acres of land, construction of 179 single-family, detached dwelling units, and installation
More informationRESIDENTIAL BUILDING PERMIT PROCEDURES
RESIDENTIAL BUILDING PERMIT PROCEDURES Community Development Dept. 9220 Bonita Beach Road, Ste. 111 Bonita Springs, FL 34135 (239) 444-6150 permitting@cityofbonitaspringscd.org THREE (3) SETS OF PLANS
More informationEnterprise Parkway Improvement Project, CIP# E364
Exhibit A SCOPE OF SERVICES AND FEES This project, in general, consists of: Construction of roadway improvements to extend Enterprise Parkway east of Superior Industries and Lockheed Martin to connect
More informationCity of Reno Public Works 1 E. 1 st Street, 8 th Floor P.O. Box 1900 Reno, NV (775) (775) FAX
City of Reno Public Works 1 E. 1 st Street, 8 th Floor P.O. Box 1900 Reno, NV 89505 (775) 334-3304 (775) 334-1226 FAX SPECIAL CONDITIONS OF APPROVAL FOR Permit # EAE14-00XXX Applicant: Job Description:
More informationCity of La Palma Agenda Item No. 2
City of La Palma Agenda Item No. 2 MEETING DATE: March 9, 2015 TO: FROM: SUBMITTED BY: AGENDA TITLE: DEVELOPMENT COMMITTEE DOUGLAS D. DUMHART COMMUNITY DEVELOPMENT DIRECTOR SCOTT HUTTER, ASSOCIATE PLANNER
More informationSECTION 400 WATER SUPPLY SYSTEMS
SECTION 400 WATER SUPPLY SYSTEMS Page 401.00 WATER SUPPLY SYSTEMS - GENERAL POLICY AND REQUIREMENTS 401.01 General Policy...................................... 400-1 401.02 Reference Manuals..................................
More informationMODEL Stormwater Local Design Manual. City of Centerville
MODEL Stormwater Local Design Manual City of Centerville Adopted December 6, 2005 TABLE OF CONTENTS 1. FORWARD... 1 2. GENERAL LEVEL OF SERVICE STANDARDS... 1 2.1. DETENTION REQUIREMENTS... 1 2.1.1. Discharge
More informationPOLICY FOR NATURAL RESOURCE MANAGEMENT AREAS
POLICY FOR NATURAL RESOURCE MANAGEMENT AREAS I. POLICY STATEMENT Auburn University's (the University's) "Policy for Natural Resource Management Areas" implements the Campus Master Plan Land Use Element
More informationSITE PLAN CRITERIA FOR MUNICIPAL SOLID WASTE & RECYCLABLES STORAGE & ENCLOSURE REQUIREMENTS
SITE PLAN CRITERIA FOR MUNICIPAL SOLID WASTE & RECYCLABLES STORAGE & ENCLOSURE REQUIREMENTS April 2009 General Solid Waste and Recycling Service Responsibilities: The City of Denton is the exclusive provider
More informationKeys Edge Community Development District. Engineer s Report Infrastructure Improvements
Keys Edge Community Development District Engineer s Report Infrastructure Improvements Prepared for Keys Edge Community Development District Board of Supervisors Miami-Dade County, Florida Prepared by
More informationNOTICE OF PREPARATION
NOTICE OF PREPARATION Date: June 12, 2014 To: From: Subject: Governor s Office of Planning and Research/State Clearinghouse Unit, Responsible Agencies, Trustee Agencies, and Interested Parties Announcement
More informationCITY OF ORANGE MANUAL OF GRADING DEPARTMENT OF PUBLIC WORKS ENGINEERING DIVISION
CITY OF ORANGE MANUAL OF GRADING DEPARTMENT OF PUBLIC WORKS ENGINEERING DIVISION 2012 MANUAL OF GRADING CONTENTS 1. SCOPE AND PURPOSE...1 1.1 1.2 SCOPE...1 PURPOSE...1 2. DEFINITIONS...2 3. PERMITS REQUIRED...8
More informationChapter 13: Wildlife and Vegetation
Chapter 13: Wildlife and Vegetation Introduction and Setting Nevada County contains an extremely wide range of plants, animals and habitat types. With topographic elevations ranging from 300 feet in the
More informationCOON CREEK WATERSHED DISTRICT PERMIT REVIEW. Spring Lake Park Schools Westwood Middle School st Avenue NE, Spring Lake Park, MN 55432
PAN 16-112, Westwood Middle School, Page 1 of 6 COON CREEK WATERSHED DISTRICT PERMIT REVIEW MEETING DATE: August 22, 2016 AGENDA NUMBER: 10 FILE NUMBER: 16-112 ITEM: Westwood Middle School RECOMMENDATION:
More informationTABLE OF CONTENTS (draft rev. 7/19/11)
Table of Contents TABLE OF CONTENTS (draft rev. 7/19/11) Deleted: 10/01/10 Chapter 1 Introduction 1.1 Purpose 1.2 Applicability 1.3 Development Permits 1.4 General Process for Development Projects 1.4.1
More informationCHAPTER 8 EROSION AND SEDIMENT CONTROL PLAN REQUIREMENTS
CHAPTER 8 EROSION AND SEDIMENT CONTROL PLAN REQUIREMENTS 8.1 INTRODUCTION To minimize the detrimental effects of erosion and sedimentation, Henrico County requires that those individuals responsible for
More informationFence and Wall Requirements
Fence and Wall Requirements Definitions Decorative wall - A wall constructed of stone or other material erected for the sole purpose of providing a decorative and/or landscaped feature, and not to include
More informationJEFFERSON COUNTY STORM WATER MANAGEMENT
JEFFERSON COUNTY STORM WATER MANAGEMENT B-210 Courthouse, Birmingham, Alabama 35203 Telephone: (205) 325-8741 Erosion and Sedimentation Control Measures for Commercial Projects (Plans Requirements) -All
More informationB. Subsurface data is available from the Owner. Contractor is urged to carefully analyze the site conditions.
SECTION 31 23 33 - TRENCHING, BACKFILLING AND COMPACTION PART 1 - GENERAL 1.1 SCOPE A. This Section specifies the requirements for excavating and backfilling for storm sewer, sanitary sewer, water distribution
More informationZONING ADMINISTRATOR AGENDA
COMMUNITY DEVELOPMENT SERVICES PLANNING SERVICES ZONING ADMINISTRATOR AGENDA May 14, 2014 City Council Chambers 3:00 PM 1. 911 Arguello Street (Crown Castle on behalf of Sprint) Use Permit and Architectural
More informationCity of Palo Alto (ID # 7047) City Council Staff Report
City of Palo Alto (ID # 7047) City Council Staff Report Report Type: Consent Calendar Meeting Date: 6/13/2016 Summary Title: East Palo Alto Comment Letter Title: Approval and Authorization for the City
More informationAddition to Section 4 - Special Use Regulations
Large-Scale Ground-Mounted Solar Photovoltaic Installations Addition to Section 4 - Special Use Regulations 4.4 Large Scale Ground-Mounted Solar Photovoltaic Installations 4.4.1 Purpose The purpose of
More informationENVIRONMENTAL INFORMATION FORM
ENVIRONMENTAL INFORMATION FORM City of Fontana Planning Division The purpose of this form is to inform the city of the basic components of the proposed project so that the City may review the project pursuant
More informationCommercial Tax Abatement
A confirmation letter is issued by the City upon receipt of this application. This application is not effective and not considered filed until the confirmation letter has been issued. Filing does not assure
More informationENGINEERING DESIGN STANDARDS
CITY OF SOUTHFIELD DEPARTMENT OF PUBLIC WORKS ENGINEERING DIVISION ENGINEERING DESIGN STANDARDS APPROVED BY: Gary M. Mekjian, P.E. City of Southfield Director of Public Works Dated: Oct. 1, 2007 Revised:
More informationChapter 6. Hydrology. 6.0 Introduction. 6.1 Design Rainfall
6.0 Introduction This chapter summarizes methodology for determining rainfall and runoff information for the design of stormwater management facilities in the City. The methodology is based on the procedures
More informationAll driveways shall have a separate site plan when the application is submitted.
Driveway Submittal Requirements All driveways shall have a separate site plan when the application is submitted. Within 24 hours of application submittal, all proposed driveways shall: be addressed with
More information# Mercyhealth Hospital Project Review for Planning and Zoning Commission
#2017-38 Mercyhealth Hospital Project Review for Planning and Zoning Commission Meeting Dates: December 6, 2017 and January 3, 2018 Requests: 1. Preliminary Planned Unit Development and 2. Special Use
More informationTOWN OF ROTTERDAM RESIDENTIAL BUILDING PERMIT APPLICATION Ext. 395 Needed to Obtain Permit:
TOWN OF ROTTERDAM RESIDENTIAL BUILDING PERMIT APPLICATION 355-7575 Ext. 395 Needed to Obtain Permit: 1. Building Permit Application, and/or residential plumbing permit application, as applicable, to be
More informationChapter MINERAL EXTRACTION AND MINING OPERATIONS
Chapter 17.31 MINERAL EXTRACTION AND MINING OPERATIONS Sections: 17.31.010 Purpose 17.31.020 Procedure for Extraction and Rehabilitation Requests 17.31.030 Operation and Rehabilitation Standards for all
More information