Community Development Department Council Chambers, 7:30 PM, February 18, 2016
|
|
- Claud Morrison
- 6 years ago
- Views:
Transcription
1 STAFF REPORT P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, February 18, 2016 To: From: Re: Paul Luke, Plan Commission Chairperson Steve Marciani, AICP, Planning Supervisor P: Special Use Permit Culver s limited service restaurant with a drive-through facility 9455 Skokie Boulevard Related Cases P: Subdivision P: Site Plan Approval General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use Adjacent Zoning & Land Use Comprehensive Plan 9455 Skokie Boulevard Special use permit for limited service restaurant with a drivethrough facility, relief from 82-28(b)(1)a. to allow more than 1 wall sign facing a street frontage on which it is located, and any other relief that may be discovered during the review of this case. Jetco Properties, Inc, a Delaware corporation, on behalf of Katie Bulgrin and Susan Bulgrin 45,899 ft 2 ( acres) B3 Commercial 3-unit commercial supercenter, with Old Navy, Marshall s, and Jewel North South East West B4 Regional Shopping performing arts center, office buildings B3 Business bank with drive-through (approved), auto repair facility (approved), limited service restaurant with drive-through (approved) R1 Single-Family junior high school, school bus transportation, administrative offices, townhouse residences, multifamily residences B3 Business grocery store, clothing store, department store The site is designated as retail/service employment. VOSDOCS-# v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 1 of 6
2 SITE INFORMATION Public sidewalks run along Emerson Street and Gross Point Road. Overhead utilities run along the west side of Emerson Street and within an easement along the north side of the subject site. Driveways at Skokie Boulevard, Emerson Street, and Gross Point Road provide access to the subject site. An easement within the northeast corner of the subject site allows for vehicular access from Gross Point Road to the adjacent Concourse office building complex at Golf Road. The site is served by the CTA 54A North Cicero/Skokie Blvd, CTA 97 Skokie, and Pace 208 Golf Road buses, which run on Skokie Boulevard, and the CTA 205 Chicago/Golf and Pace 215 Crawford-Howard buses, which run along Golf Road. STAFF ANALYSIS Petitioner s Submittal The petitioner is requesting a special use permit for a 4,984 ft 2 limited service restaurant with a drive-through at 9463 Skokie Boulevard, relief from 82-28(b)(1)a. to allow more than 1 wall sign facing a street frontage on which it is located, and any additional relief that may be discovered during the review of this case. The petitioners provided the following statement of effects for the proposed development: Culver's is an upscale fast food restaurant with both drive-through and sit-down facilities. The location of the building will enhance and improve the appearance of the shopping center, occupying a lesser used portion of the Jewel parking lot and partially serving as a "screen" for the Jewel drive-through pharmacy window. The new building will add to the overall value of the shopping center real estate, as no buildings are being removed. Provisions have been incorporated within the Culver's site plan to address the orderly flow of traffic through the site, and the traffic report clarifies minimal impact on the surrounding roadway network. Ample public utilities exist on or immediately adjacent to the site to serve the new restaurant. Stormwater management will be enhanced with the proposed modification and upgrades to the existing basin adjacent to the site, improving the view of the facility for motorist along Gross Point Road. Culver's is an established restaurant chain and will complement the retail development along Gross Point Road, providing an upscale alternate dining opportunity for residents and regional employees. There will be no negative impact to public health, safety, morals, or welfare in the community. The restaurant drive-through shows stacking for 14 cars and 8 order waiting spaces. Similar to the designed concepts of the recently approved Chick-fil-A immediately to the south of the site, the proposed restaurant will have 2 raised crosswalks traversing the drive-through lanes, decorative fencing to channelize pedestrians to those raised crosswalks, and an outdoor patio for dining. VOSDOCS-# v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 2 of 6
3 Staff Comments Staff Comment and Review sheets were sent to all pertinent departments. Comments were received from the Engineering, Forestry, and Planning Divisions. All other departments returned the sheets with no comments regarding the subject case. Engineering Division The Engineering Division reviewed the restaurant site plan and determined that, 42 vehicle parking spaces are required for the use and 57 vehicle parking spaces are provided on this portion of the overall shopping center. Also, 4 bicycle parking spaces are being provided. The parking requirements are met. It should be noted that all the parking spaces for the shopping center are to be shared. Engineering also reviewed the Traffic Impact Analysis provided by the petitioner and accepts is findings and conclusions. Site plan modifications are included in the recommended conditions for the site plan approval in case P. Forestry Division The Forestry Division is generally supportive of the landscaping plan. Even though Princeton Sentry ginkgo is an upright tree, the spacing between the ginkgos should be increased to between trees because they have a mature spread of 25 to 30. It also appears as though there is room for an additional ginkgo in the south row of ginkos and a fourth tree should be added. Planning Division The Planning division is supportive of the petitioners request. The plan meets all bulk, setbacks, and screening requirements for a commercial development. Staff worked extensively with the petitioners to finalize a site plan that was agreeable to Village staff, the grocery store owner, and the restaurant operator. Outdoor dining at this location is a permitted use; however, an annual outdoor dining permit will need to be obtained, subject to the condition in (e) of the Village Code. Bicycle parking will be provided for 4 bikes; however, the plan needs to depict the parking spaces and rack design on the plans. Staff is supportive of the sign relief to add one additional wall sign on the north façade of the building. VOSDOCS-# v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 3 of 6
4 APPEARANCE COMMISSION This item was reviewed at the February 10, 2016, Appearance Commission meeting. The building design and signage package was approved, subject to providing an allstone façade on the drive-through tower, ensuring the LED light source is screened/ covered for the accent lighting on the building, reducing the overall height of the directional signs to 30, and eliminating the west wall sign facing Jewel-Osco. In general, the Appearance Commission would prefer a stone color lighter than presented. The north wall sign will require relief from the Sign Code, as it is not facing a street. STAFF RECOMMENDATIONS Staff recommends that a special use permit for limited service restaurant with a drivethrough facility, relief from 82-28(b)(1)a. to allow more than 1 wall sign facing a street frontage on which it is located be APPROVED, based upon the Proposed Positive Findings of Fact and subject to the recommended and standard special use permit conditions below. RECOMMENDED SPECIAL USE CONDITIONS 1. Prior to the hearing of the subject case before the Board of Trustees, the petitioner must revise the overall site plan with the following modifications: A. Show bicycle parking spaces consistent with of the Skokie Village Code. B. Indicate raised crosswalks across the drive-through lane, with final design to be approved by the Engineering Division. 2. Prior to the hearing of the subject case before the Board of Trustees, the petitioners must revise the landscape plan to include the requested ginko tree spacing and quantity modifications and a bicycle rack detail consistent with of the Skokie Village Code. 3. Prior to the hearing of the subject case before the Board of Trustees, the petitioners must revise the signs package following modifications: a. Show R7-8 and R7-I101 signage for accessible vehicle parking spaces. b. Remove wall signage from the west elevation. c. Reduce the size of all ground signage to not exceed Village requirements. 4. Prior to the hearing of the subject case before the Board of Trustees, the petitioners must revise the elevations package to remove wall signage from the west elevation and any modifications required by the Appearance Commission. d. Reduce the size of all ground signage to not exceed Village requirements. 5. All the conditions in the site plan approval ordinance that govern this site shall also apply to this special use permit. VOSDOCS-# v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 4 of 6
5 6. The petitioners shall develop the Subject Property in substantial conformance with the final Village approved site plan dated <insert date of final approved plan>, landscape plan dated <insert date of final approved plan>, and sign plans dated <insert date of final approved plan>, and building elevations dated <insert date of final approved plan>. 7. The minimum vertical clearance under any part of the drive-through shall be 7 feet. 8. The petitioner shall implement any necessary operational improvements to ensure that stacking of vehicles within the drive-through lane will be contained on site and not impede or obstruct pedestrian or vehicular movements. (Standard) ATTACHMENTS 1. Proposed Positive Findings of Fact for P 2. Overall Site Plan, dated February 4, Original Landscape Plan with Culver s Overlay, dated February 5, Sign package, dated January 6, Land Use and Zoning Map VOSDOCS-# v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 5 of 6
6 Proposed Positive Findings of Fact P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, February 18, 2016 Consideration The request is consistent with the intent of the Comprehensive Plan. The request will not adversely affect adjacent properties. The request is compatible with the existing or allowable uses of adjacent properties. The request demonstrates that adequate public facilities, including roads, drainage, utilities, and police and fire protection exist or will exist to serve the requested use at the time such facilities are needed. The request demonstrates adequate provision for maintenance and use of the associated structures. The request has considered and, to the degree possible, addressed the adverse effects on the natural environment. The request will not create undue traffic congestion. The request will not adversely affect public health, safety, and welfare. The request conforms to all applicable provisions of this code, except where relief is granted with the request. Finding The request is consistent with the retail/service employment designation in the Comprehensive Plan. The prosed use is integrated into the circulation of the existing center and will not have an adverse effect on adjacent properties. The request is compatible with the existing or allowable uses of adjacent properties. The site is served by existing public facilities and services. Public utilities will not be unduly burdened by the development. The request demonstrates adequate provision for maintenance and use of the associated structures. The request does not have an adverse effect on the natural environment. The request will not create undue off-site traffic congestion. The public health, safety, morals and general welfare in general will not be unduly burdened by the development. The request conforms to all applicable provisions of this code other than the requested relief for the additional wall sign. VOSDOCS-# v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 6 of 6
7 1 1 RWG Engineering, LLC NEW CULVER'S RESTAURANT 975 E. 22nd Street, Suite 400, Wheaton, IL Phone: (630) Civil Engineering - Real Estate Consulting - Project Management EMERSON ST. & GROSS POINTE RD. - SKOKIE, ILLINOIS OVERALL SITE PLAN 2016
8
9
10
11
12
13
B-2 COMMUNITY COMMERCIAL BUSINESS DISTRICT. Uses allowed in the B-2 Community Commercial Business District are subject to the following conditions:
SECTION 46-53.1 B-2 COMMUNITY COMMERCIAL BUSINESS DISTRICT A. PURPOSE The B-2 Community Commercial Business District is oriented toward retail, service businesses and multi-family residential development.
More informationPLANNED 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 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 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 informationPLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: July 11, 2013
PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: July 11, 2013 SUBDIVISION NAME DEVELOPMENT NAME LOCATION Northside LTD/Joint Venture Subdivision, Resubdivision of and Addition to Lot 3A Northside
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 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 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 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 informationCanal Winchester. Town Hall 10 North High Street Canal Winchester, OH Meeting Minutes. Monday, November 13, :00 PM
Canal Winchester Town Hall 10 North High Street Canal Winchester, OH 43110 Meeting Minutes Monday, November 13, 2017 7:00 PM Planning and Zoning Commission Bill Christensen Chairman Michael Vasko Vice
More informationSummary of Regulations and Permits for Fences and Walls
Basic Fence Regulations Location and Height Summary of Regulations and Permits for Fences and Walls The maximum permitted height for a fence depends on where the fence is located on a property. Setbacks
More informationONLY ONLY BUILDING AND PARKING ENVELOPE RAMP STAIRS NEW SURFACE PARKING PROPOSED HOTEL PROPOSED TWO STORY PARKING STRUCTURE NEW SURFACE PARKING
LOCATION MAP SITE DEVELOPMENT DATA: --ACREAGE: ± 5. ACRES -- ZONING: MUDD-O -- USES: UP TO TWO () HOTELS WITH UP TO 70 ROOMS (APPROXIMATELY 00 ROOMS IN THE EXISTING HOTEL ON THE SITE, AND UP TO 70 ROOMS
More informationNotwithstanding article VII of this chapter, the following conditional uses may be permitted in the planned mixed use development (PMUD) zone:
DIVISION 14. - PLANNED MIXED USE DEVELOPMENT (PMUD) Sec. 78-1021. - Purpose. The town is a community with a rich tradition of mixed use neighborhoods and a paucity of land area dedicated for large commercial,
More informationBOSTON REDEVELOPMENT AUTHORITY DEVELOPMENT PLAN FOR PLANNED DEVELOPMENT AREA NO. 103 SOUTH BAY DEVELOPMENT. 101 Allstate Road.
BOSTON REDEVELOPMENT AUTHORITY DEVELOPMENT PLAN FOR PLANNED DEVELOPMENT AREA NO. 103 SOUTH BAY DEVELOPMENT 101 Allstate Road Dorchester Allstate Road (Edens), LLC [, 2016] Development Plan: In accordance
More informationPlanning, Land Use and Mobility Committee
Planning, Land Use and Mobility Committee Case Report: DIR-2016-3785 - SPP Chick-fil-A 20101 Ventura Boulevard, Woodland Hills, CA 91364 PLUM Hearings: March 2, 2017 (First Presentation) May 18, 2017 (Second
More informationHERNANDO COUNTY COMMUNICATION TOWER, ANTENNA & EQUIPMENT CABINET REVIEW REQUIREMENTS
HERNANDO COUNTY COMMUNICATION TOWER, ANTENNA & EQUIPMENT CABINET REVIEW REQUIREMENTS The tower permit is based on the following: 1. The architect or engineer, upon request, must submit to the building
More informationORDINANCE #16- PROPOSED ORDINANCE #16-14
ORDINANCE #16- PROPOSED ORDINANCE #16-14 AN ORDINANCE TO AMEND CHAPTER 21, ZONING, OF THE WILLIAMSBURG CODE BY ADDING ARTICLE III, DIVISION 9.1. CULINARY ARTS AND HOSPITALITY DISTRICT B-4 (PCR #16-008)
More informationInfill and Redevelopment Tools for Comprehensive Planning and Zoning in Idaho Page 4-1 Z-2 Neighborhood Marketplace Districts
Zoning Module 2 - Neighborhood Market Place Districts Neighborhood Market Place Districts are designed to make the best use of transitional areas where there are skipped over or disinvested parcels by
More informationPO ZONE (Professional Office)
CHAPTER 19.43 PO ZONE (Professional Office) Sections: 19.43.010 PURPOSE 19.43.020 PERMITTED USES 19.43.030 USES SUBJECT TO A CONDITIONAL USE PERMIT 19.43.040 PERMITTED ACCESSORY USES 19.43.050 ADMINISTRATIVE
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 informationINTENT OBJECTIVES HISTORIC DESIGNATIONS
TOWN OF LOS GATOS RESIDENTIAL DEVELOPMENT STANDARDS FOR ALL SINGLE FAMILY AND TWO-FAMILY DWELLINGS IN ALL ZONES EXCEPT THE RESOURCE CONSERVATION AND HILLSIDE RESIDENTIAL ZONES INTENT These development
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 informationLDR RESIDENTIAL LAND DEVELOPMENT REGULATIONS (LDRs) CODE UPDATE D.R.C. June 7, 2017
LDR 2017-01 RESIDENTIAL LAND DEVELOPMENT REGULATIONS (LDRs) CODE UPDATE D.R.C. June 7, 2017 SECTION NO. SECTION TITLE COMPLEXITY DESCRIPTION 1. 16.20.010.5. Problem Statement: Concerns have been expressed
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 informationSITE PLAN AND ARCHITECTURAL REVIEW APPLICATION
SITE PLAN AND ARCHITECTURAL REVIEW APPLICATION CITY OF GENEVA, NEW YORK The purpose of the site plan and architectural review process is to secure compliance with the City s Zoning Ordinance and to promote
More informationPLANNING COMMISSION STAFF REPORT
340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 PLANNING COMMISSION STAFF REPORT DATE: December 9, 2014 RE: DR/UP/SIGN #14-15; Ms. Bridget Radachy, Patxi s Pizza, Applicant; Bon Air Development LP,
More informationVILLAGE PLAN COMMISSION STAFF REPORT
Meeting Date: 8/20/12 Agenda Item: # 12 Mission Statement Delivering quality services in a courteous, cost-effective and efficient manner VILLAGE PLAN COMMISSION STAFF REPORT REPORT TO: REPORT FROM: AGENDA
More informationAdministrative Hearing Staff Report. CLEARWIRE XEROX BUILDING CONDITIONAL USE PLNPCM East 500 South Hearing date: November 12, 2009
Administrative Hearing Staff Report CLEARWIRE XEROX BUILDING CONDITIONAL USE PLNPCM2009-01023 675 East 500 South Hearing date: November 12, 2009 Planning Division Department of Community & Economic Development
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 informationThe requirements set forth in this Section shall govern the construction and/or installation of all Renewable Energy Systems:
CHAPTER 408: RENEWABLE ENERGY SYSTEMS Renewable Energy Systems are accessory uses which include Solar Energy Systems and Wind Energy Systems that provide supplemental energy to residential, nonresidential,
More informationFence, Wall & Column Information Packet
FENCE INFORMATION FROM SECTION 9.13 OF THE PINEHURST DEVELOPMENT ORDINANCE: (1) The purpose of this Subsection is to allow fences within districts which are architecturally compatible with each other,
More informationSTAFF REPORT. Project Description. Proposal. Snyderville Basin Planning Commission From:
STAFF REPORT To: Snyderville Basin Planning Commission From: Ray Milliner, County Planner Date of Meeting: May 12, 2015 Type of Item: Public Hearing, No Action Process: Administrative Review RECOMMENDATION:
More informationl Setback 00_ Overview ~/ Rightofj Why regulate signs? When is a temporary sign permitted? How many signs can I have and where can I put them?
Overview Why regulate signs? Shelby Township regulates signs to ensure that they contribute to the character of the community, are placed in proper locations, and are not detrimental to the public safety
More informationVILLAGE OF HANOVER PARK DEVELOPMENT COMMISSION REGULAR MEETING Municipal Building, Room 214 Hanover Park, IL Thursday, March 9, :00 p.m.
1. CALL TO ORDER: ROLL CALL 2. PLEDGE OF ALLEGIANCE: 3. ACCEPTANCE OF AGENDA: 4. PRESENTATIONS/REPORTS: None VILLAGE OF HANOVER PARK DEVELOPMENT COMMISSION REGULAR MEETING Municipal Building, Room 214
More informationSIGNS (OR )
1138.00 SIGNS (OR2016-8-68) 1138.10 Purpose And Scope: The purpose and scope of this section is to: A) Foster a positive business atmosphere by permitting every business to efficiently and effectively
More informationA. Applicability and Review Authority.
5.6 Development Plans Required for Architectural and Site Design Review in the TC: Town Center District, the R-U: Urban Residential District and the MU: Mixed Use District. Intent In order to: assure the
More informationResidential Design Standards Draft 9 August 2013
RESIDENTIAL DESIGN STANDARDS ORDINANCE DRAFT 9 AUGUST 2013 17.25 Residential Design Standards 17.25.010 Purpose The purpose of this chapter is to establish minimum design standards for new residential
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 information11 February 13, 2013 Public Hearing APPLICANT& PROPERTY OWNER: EVERGREEN VIRGINIA, LLC
11 February 13, 2013 Public Hearing APPLICANT& PROPERTY OWNER: EVERGREEN VIRGINIA, LLC STAFF PLANNER: Karen Prochilo REQUEST: Modification of a Conditional Use Permit for motor vehicle sales approved by
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 informationSection , Article 4 of the Zoning Ordinance December 14, 2012 Page 1 of 8
Page 1 of 8 5.37-1 Fence Regulations (Amended Ordinance 1598 12/23/12) A. Intent: The intent of this section is to provide reasonable regulations for fence installation while allowing property owners the
More information# 7 ) UN MY PLACE HOTEL SPECIAL USE PERMIT PUBLIC HEARING
# 7 ) UN-53-16 MY PLACE HOTEL SPECIAL USE PERMIT PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: September 14, 2016 Item: UN-53-16 Prepared by: Marc Jordan GENERAL INFORMATION: Applicant:
More informationNeighborhood Traditional Single-Family District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations
Section 16.20.010 - Neighborhood Traditional Single-Family Districts ( NT ) Typical Houses in a Neighborhood Traditional District Typical Block in a Neighborhood Traditional District Common Features of
More informationAdministrative Hearing Staff Report
Administrative Hearing Staff Report CenturyLink Utility Boxes 175 N A St Conditional Use PLNPCM2013-00320 Public Right-of-Way at approximately 165-175 North A St Hearing date: July 11, 2013 Planning Division
More informationCity of Kingston Engineering Department. Application for New Outdoor Patio. Note: Agreement:
City of Kingston Engineering Department Application for New Outdoor Patio Address of area to be leased: Applicant s Name: Business Name: Business Address: Telephone Number: Contact Name: Mailing Address:
More information4. Transportation Improvements and Access:
Providence Road Farms, LLC Development Standards 3/18/16 Rezoning Petition No. 2016-040 (Waverly Mixed Use Community - SPA) Site Development Data: --Acreage: ± 47.55 acres --Tax Parcel #s: 231-131-19,
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 informationLight Industrial (I)
C H A P T E R 32 Light Industrial (I) Sections 17.32.01 Purpose 17.32.02 Permitted Uses 17.32.03 Accessory Uses 17.32.04 Conditional Uses 17.32.05 Site Plan Review 17.32.06 Development Standards 17.32.07
More informationBULLARD STREET HEYWOOD AVENUE 40' PUBLIC R/W 40' PUBLIC R/W MARKED CROSSWALK FUTURE B.O.C. LANDSCAPE SCREENING (USDG U-03 RESIDENTIAL WIDE)
DEVELOPMENT STANDARDS A. General Provisions 1. These Development Standards form a part of the Rezoning Plan associated with the Rezoning Petition filed by CapRock, LLC ( Petitioner ) to accommodate the
More informationADMINISTRATIVE HEARING STAFF REPORT
ADMINISTRATIVE HEARING STAFF REPORT Salt Lake City Water Treatment Facility 1365 West 2300 North CONDITIONAL USE Case #PLNPCM2013-00762 December 12, 2013 Planning and Zoning Division Department of Community
More informationLUNDY S LANE COMMUNITY IMPROVEMENT PLAN STUDY
PUBLIC INFORMATION MEETING # October, 0 LUNDY S LANE COMMUNITY IMPROVEMENT PLAN STUDY AGENDA :00 to :0pm: Open House :0 to :pm: Presentation : to :00pm: Individual paced workshop with the Study Team PUBLIC
More informationDepartment of Planning Services Division of Planning Phone: 302/ FAX: 302/
Kent County SARAH E. KEIFER, AICP Director of Planning Services Department of Planning Services Division of Planning Phone: 302/744-2471 FAX: 302/736-2128 STAFF RECOMMENDATION REPORT Application Number
More informationRE: Letter of Intent Land Use Application for Plan Commission and UDC Initial/ Final Approval Request
TO: City of Madison Planning Division 126 S. Hamilton Street Madison, WI 53701 Jessica Vaughn Department of Planning & Development City of Madison 126 S. Hamilton Street Madison, WI 53701 RE: Letter of
More informationARTICLE 987. PD 987. PD 987 was established by Ordinance No , passed by the Dallas City Council on June 14, (Ord.
ARTICLE 987. PD 987. SEC. 51P-987.101. LEGISLATIVE HISTORY. PD 987 was established by Ordinance No. 30512, passed by the Dallas City Council on June 14, 2017. SEC. 51P-987.102. PROPERTY LOCATION AND SIZE.
More informationThe Policies section will also provide guidance and short range policies in order to accomplish the goals and objectives.
4 Goals & Objectives INTRODUCTION The 2015-2040 MTP preserves and promotes the quality of life and economic prosperity of the MAB by providing a transportation system consistent with the regional goals.
More informationHoldener Farm Area P.U.D. Enumclaw,Washington DESIGN STANDARDS PHASE ONE
Holdener Farm Area P.U.D. Enumclaw,Washington DESIGN STANDARDS PHASE ONE As approved by City Council June 24, 2002 City of Enumclaw Holdener Farm Area PUD Design Guidelines Phase One TABLE OF CONTENTS
More informationCHAPTER R-6,000 Single-Family Residential. 6,000 Square Foot Minimum Lots
CHAPTER 19.25 R-6,000 Single-Family Residential 6,000 Square Foot Minimum Lots Sections: 19.25.010 PURPOSE 19.25.020 PERMITTED USES 19.25.030 USES SUBJECT TO A CONDITIONAL USE PERMIT 19.25.040 PERMITTED
More informationARTICLE VII - OFF-STREET PARKING AND LOADING Section 7-10
ARTICLE VII - OFF-STREET PARKING AND LOADING Section 7-10 Section 7-10.1 Off Street Parking. Off-street parking spaces, with proper access from a street, alley or driveway shall be provided in all districts
More informationNickel Plate District Code
Nickel Plate District Code Adopted: February 17, 2014 - Ordinance #111813A Amended: December 15, 2014 - Ordinance #110514C September 21, 2015 - Ordinance #081715E April 18, 2016 - Ordinance #041816F September
More informationResidential Uses in the Historic Village Core
BLACK DIAMOND DESIGN GUIDLINES for Residential Uses in the Historic Village Core Adopted June 18, 2009 Introduction and Purpose These guidelines are intended to guide infill development within the Historic
More informationNeighborhood Suburban Single-Family District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations
Section 16.20.020 - Neighborhood Suburban Single-Family Districts ( NS ) Sections: Typical Block in a Neighborhood Suburban District 16.20.020.1 History and Composition of Suburban Neighborhoods 16.20.020.2
More informationLegacy Existing Homes Design Guidelines and Submittal Requirements
Owners are required to submit plans for all new site work, landscaping, structures, improvements, and other items placed on a lot or exterior of any existing structure (the Improvements ). New home construction
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 informationArchitectural Review Board Report
Architectural Review Board Report Architectural Review Board Meeting: December 15, 2014 Agenda Item: 7.5 To: From: Subject: Architectural Review Board Steve Traeger, Principal Urban Designer Grace Page,
More informationHISTORIC LANDMARK COMMISSION STAFF REPORT
HISTORIC LANDMARK COMMISSION STAFF REPORT Orange Theory Fitness Sign-Trolley Square PLNHLC2014-00496 602 E 500 South Meeting Date: January 15, 2015 Applicant: Impact Signs, representing Orange Theory Fitness
More information4) Garage placement must be in compliance with Sec. 6.3.G.2 below.
6.3 SMALL TOWN CHARACTER OVERLAY DISTRICT 6.3.1 Small Town Character Overlay District Article 6 / Overlay Districts A) Purpose The purpose and intent of the Small Town Character Overlay District is to
More informationCorridor Residential Traditional District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations
Section 16.20.060 - Corridor Residential Traditional Districts ( CRT ) Typical Buildings in the CRT District Sections: 16.20.060.1 Composition of Traditional Residential Corridors 16.20.060.2 Purpose and
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 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 informationPort of San Francisco
Port of San Francisco REQUEST FOR PROPOSALS FOR RETAIL LEASING OPPORTUNITY PIER 29 BULKHEAD BUILDING ADDENDUM #3 Use of Areas Adjacent to the Pier 29 Bulkhead Building The purpose of Addendum #3 is to
More informationChapter 8. Inlets. 8.0 Introduction. 8.1 General
. Introduction This chapter provides criteria and design guides for evaluating and designing storm sewer inlets in the City of Centennial. The review of all planning submittals will be based on the criteria
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 informationCHAPTER 500 STREET PAVEMENTS, CURB, GUTTER AND SIDEWALK CONSTRUCTION SPECIFICATIONS
CHAPTER 500 STREET PAVEMENTS, CURB, GUTTER AND SIDEWALK CONSTRUCTION SPECIFICATIONS The following list of Standard Documents defines the methods, materials, and testing to be utilized when designing and
More informationChapter 2.2 Commercial (C) District
Chapter 2.2 Commercial (C) District Sections: 2.2.100 Purpose 2.2.110 Permitted Land Uses 2.2.120 Building Setbacks 2.2.130 Lot Coverage 2.2.140 Building Height 2.2.150 Design Standards 2.2.160 Pedestrian
More informationRECOMMENDATION: Staff recommends approval and provides the following motion for the commission s consideration:
PZ Case No. 17-09 Planning & Zoning Commission COMMUNITY DEVELOPMENT DEPARTMENT March 13, 2017 Subject: Consider making a recommendation on PZ Case No. 17-09; the site plans for Amega Garage Doors at 4901
More informationAED Design Requirements: Site Layout Guidance
US Army Corps of Engineers Afghanistan Engineer District AED Design Requirements: Various Locations, Afghanistan MARCH 2009 TABLE OF CONTENTS AED DESIGN REQUIREMENTS FOR SITE LAYOUT GUIDANCE VARIOUS LOCATIONS,
More informationARTICLE 10 MANUFACTURED HOME DEVELOPMENT STANDARDS
ARTICLE 10 MANUFACTURED HOME DEVELOPMENT STANDARDS 10.000 Overview. This article contains the standards of development for manufactured housing placed on individual lots and in manufactured home parks
More informationCITY OF GENEVA PLAN COMMISSION
Meeting Agenda CITY OF GENEVA PLAN COMMISSION Location OCTOBER 23, 2014 City Hall Council Chambers 109 James Street Geneva, IL 60134 Time 7:00 p.m. Commissioners Dave Rogers, Chairman John Mead Fred Case
More informationGreater Cleveland Regional Transit Authority
Greater Cleveland Regional Transit Authority CALL FOR ARTISTS - PUBLIC ART CLIFTON ENHANCEMENT PROJECT CFA NO. 1-2014 Due Date: Friday, March 14, 2014 4:00 P.M. Official Time February 14, 2014 Prospective
More informationNeighborhood Suburban Single-Family District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations
16.20.020 Neighborhood Suburban Single-Family District ( NS ) Figure REFRENCE Typical Houses in Neighborhood Suburban 1 Figure REFRENCE Typical Block in a Neighborhood Suburban District Sections: 16.20.020.1
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 informationr e s i d e n t i a l o u t s i d e v i l l a g e c e n t e r
N e w A l b a n y, O h i o r e s i d e n t i a l o u t s i d e v i l l a g e c e n t e r D e s i g n G u i d e l i n e s & R e q u i r e m e n t s s e c t i o n 5 I. Overview This section applies to all
More informationCITY OF WACONIA PLANNING COMMISSION AGENDA
CITY OF WACONIA PLANNING COMMISSION AGENDA Regular Meeting of Thursday, October 5, 2017 Planning Commission City Hall 6:30 PM Waconia, Minnesota MEMBERS: Robert Grohmann, Steve Hebeisen, Dan Lesher John
More informationZONING RESOLUTION OF KNOX COUNTY APPENDIX C SOLAR ENERGY SYSTEM ORDINANCE
ZONING RESOLUTION OF KNOX COUNTY APPENDIX C SOLAR ENERGY SYSTEM ORDINANCE Purpose The purpose of this ordinance is to promote and encourage economic development, while maintaining order in the construction,
More informationa. Structures subject to section Architectural & Site Design Standards must comply with the following additional fencing standards:
5.03.02 Fences and Walls A. All districts. 1. Whenever a property owner elects to construct a chain link fence, pursuant to the provisions herein, adjacent to an arterial or collector road in the urban
More informationFunding for this guidebook was provided through the Genesee Transportation Council s Unified Planning Work Program
Acknowledgments Funding for this guidebook was provided through the Genesee Transportation Council s 1999-2000 Unified Planning Work Program Steve Gleason Director, Genesee Transportation Council Paul
More informationRules and Regulations
Riverton Community Association Architectural Review Board Rules and Regulations Revised October 25, 1991 Revised August 18, 2008 Revised February 16, 2009 TABLE OF CONTENTS ADDITIONS AIR CONDITIONERS/GENERATORS
More informationREQUEST FOR ACTION CHASKA CITY COUNCIL DECEMBER 7, 2015
REQUEST FOR ACTION CHASKA CITY COUNCIL DECEMBER 7, 2015 Agenda Item No. 12 Subject: Applicant: Locations: Goodwill and Ridgeview Medical Plaza - Concept Plan Wellington Management 3000 Hundertmark Road
More informationAGENDA PLANNING COMMISSION MEETING Thursday, May 5, 2016 City Council Chambers 220 E Morris Avenue, 2 nd Floor Planning Commission Work Meeting at 6:30 p.m. 1. Discussion of Agenda Items Regular Planning
More information* Car washes and automobile service stations provided that:
10. B-3 General Commercial District A. Intent The intent of the B-3 General Business District is to create an area to serve the commercial and service needs of the general population. The objective is
More informationCity of Needles, California Employee Report
City of Needles, California Employee Report ======================================================================== Meeting Date: March 2, 2016 PLANNING COMMISSION Regular Special Title: Planning Commission
More informationDeparture from Parking & Loading Standards
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 informationARTICLE 70, Use Regulations Controlling Industrial Zones
ARTICLE 70, Use Regulations Controlling Industrial Zones Article 70: Industrial Zones 118-700. Industrial Zone No. 1. [Amended effective 12-20-1944; 11-1-1962; 9-25-1981; 12-10- 1982; 9-13-1985; 6-29-1990;
More informationCOMMUNITY DEVELOPMENT DEPARTMENT 333 Broadalbin Street SW, P.O. Box 490 Albany, OR 97321
SUMMARY COMMUNITY DEVELOPMENT DEPARTMENT 333 Broadalbin Street SW, P.O. Box 490 Albany, OR 9732 STAFF REPORT Application for Site Plan Review SP-3-5 Dutch Bros. Coffee Kiosk Ph: 54-97-7550 Fax: 54-97-7598
More informationAppearance Review Board Staff Report
Appearance Review Board Staff Report November 16, 2017 ARB2017-10017 Applicant Agenda Item 2 255 S. Garland Avenue Church Street Plaza [Tremont Tower] Thomas Wannen, AIA Hunton Brady Architects Owner Scott
More informationTHE DEVELOPMENT REVIEW BOARD. 1. New construction or relocation of single-family homes, including mobile/modular and manufactured homes.
- I THE DEVELOPMENT REVIEW BOARD The General Plan of the City of Lakewood has been established to guide and promote the orderly growth and development of the community. The goals of the City, specified
More informationBAUM INDUSTRIAL PARK DEVELOPMENT, PERFORMANCE AND MAINTENANCE STANDARDS DOCUMENT. October, 1991
BAUM INDUSTRIAL PARK DEVELOPMENT, PERFORMANCE AND MAINTENANCE STANDARDS DOCUMENT October, 1991 PART I INTRODUCTION 1. The Baum Industrial Park includes about 150 acres of land generally located east of
More information74 Subdivision Rules - Business 1, 2, 3, 4, Town Basin, Marsden Point Port, Port Nikau and Airport Environments
74 Subdivision Rules - Business 1, 2, 3, 4, Town Basin, Marsden Point Port, Port Nikau and Airport 74.1 Introduction This chapter contains subdivision rules for the Business 1, 2, 3, 4, Town Basin, Marsden
More informationCITY PLANNING COMMISSION AGENDA ITEM NO: 7 STAFF: ERIN MCCAULEY FILE NO: AR NV (AP) QUASI-JUDICIAL
Page 98 CITY PLANNING COMMISSION AGENDA ITEM NO: 7 STAFF: ERIN MCCAULEY FILE NO: AR NV 08-00592 (AP) QUASI-JUDICIAL PROJECT: APPELLANT: OWNER: 555-559 S. 8 TH STREET PARKING VARIANCE 8 TH AVENUE, LLC THJ
More informationMASTER SIGN PLAN BRADFORD
MASTER SIGN PLAN 14-MSP-001 BRADFORD Unless exempt from regulation per Cary s Land Development Ordinance (LDO), a sign permit is required prior to the installation of all wall and ground signs. MSP identifier:
More information