Report to Rapport au: Planning Committee Comité de l'urbanisme 23 January 2018 / 23 janvier 2018
|
|
- Clemence Butler
- 5 years ago
- Views:
Transcription
1 1 Report to Rapport au: Planning Committee Comité de l'urbanisme 23 January 2018 / 23 janvier 2018 and Council et au Conseil 31 January 2018 / 31 janvier 2018 Submitted on 11 January 2018 Soumis le 11 janvier 2018 Submitted by Soumis par: Lee Ann Snedden,, Director / Directrice Planning Services / Services de la planification Planning, Infrastructure and Economic Development Department / Direction générale de la planification, de l infrastructure et du développement économique Contact Person / Personne ressource: Laurel McCreight, Planner II / Urbaniste, Development Review West / Examen des demandes d'aménagement ouest Ward: KANATA SOUTH (23) / KANATA-SUD (23) (613) , 16587, Laurel.McCreight@ottawa.ca File Number: ACS2018-PIE-PS-0012 SUBJECT: Zoning By-law Amendment 737 Silver Seven Road and 15 Frank Nighbor Place OBJET: Modification au Règlement de zonage 737, chemin Silver Seven et 15, place Frank-Nighbor REPORT RECOMMENDATIONS 1. That Planning Committee recommend Council approve an amendment to Zoning By-law for 737 Silver Seven Road and 15 Frank Nighbor Place to permit retail uses, as detailed in Document 2.
2 2 2. That Planning Committee approve the Consultation Details Section of this report be included as part of the brief explanation in the Summary of Written and Oral Public Submissions, to be prepared by the City Clerk and Solicitor s Office and submitted to Council in the report titled, Summary of Oral and Written Public Submissions for Items Subject to Bill 73 Explanation Requirements at the City Council Meeting of 31 January 2018, subject to submissions received between the publication of this report and the time of Council s decision. RECOMMANDATIONS DU RAPPORT 1. Que le Comité de l urbanisme recommande au Conseil d'approuver une modification au Règlement de zonage pour le 737, chemin Silver Seven et le 15, place Frank-Nighbor afin de permettre les utilisations liées au commerce de détail, comme indiqué dans le document Que le Comité de l urbanisme donne son approbation à ce que la section du présent rapport consacrée aux détails de la consultation soit incluse en tant que «brève explication» dans le résumé des observations écrites et orales du public, qui sera rédigé par le Bureau du greffier municipal et de l avocat général et soumis au Conseil dans le rapport intitulé «Résumé des observations orales et écrites du public sur les questions assujetties aux exigences d'explication aux termes du projet de loi 73», à la réunion du Conseil municipal prévue le 31 janvier 2018, à la condition que les observations aient été reçues entre le moment de la publication du présent rapport et le moment de la décision du Conseil.
3 3 BACKGROUND Learn more about link to Development Application process - Zoning Amendment For all the supporting documents related to this application visit the link to Development Application Search Tool. Site location 737 Silver Seven Road and 15 Frank Nighbor Place Owner Eli Ronen, Silver Seven Corporate Centre Inc. Applicant Jaime Posen, Fotenn Description of site and surroundings The properties are municipally known as 737 Silver Seven Road and 15 Frank Nighbor Place. The site is bordered by Silver Seven Road to the east and Frank Nighbor Place to the north. The property is approximately 28,215 square metres and is currently under construction (Site Plan Control application D ) with one of four buildings nearly complete. The site is located within the Terry Fox Business Park and is bordered by Home Depot to the north, a five-storey office building to the south, Costco to the east and Movati Athletic Club to the west. The Highway 417/Terry Fox Drive interchange is within close proximity to the site. Summary of requested Zoning By-law amendment proposal The site is currently zoned IL6[1535] H(30)-h (Light Industrial Subzone 6, Exception 1535, Height Limit of 30 metres). Subzone 6 prohibits 13 uses on the site, several of which the applicant requests be permitted in their proposal. Additionally, Subzone 6 adds a retail store as a conditionally permitted use, in that only a limited subset of retail store types will be permitted. The holding symbol prohibits an accessory warehouse display and sales area until a traffic study, a market study addressing the planned function of the Kanata Regional Shopping Centre, and a Site Plan application are completed. The Zoning By-law amendment seeks to permit the following uses on the site: Animal Care Establishment, Animal Hospital, Amusement Centre, Catering Establishment,
4 4 Convenience Store, Instructional Facility, Place of Worship, Retail Store (unconditional), Retail Food Store, and Small Batch Brewery. The amendment also seeks to remove the floor area restrictions imposed in the six conditionally permitted uses of the IL zone. Finally, the amendment seeks to remove Exception 1535 and the associated holding zone. Brief history of proposal The lands are being developed in two phases. The first phase involved the severance of the site and Site Plan approval of the Movati Athletic Club in 2013 (D /B and D ). A Site Plan Control application (D ) was submitted in 2016 to permit the development of a four building complex, which is the subject of this Zoning By-law amendment application. This complex includes two commercial buildings, the first of which is completed and fully occupied and the second is under construction, an industrial building, and an office/medical building. The property was previously under different ownership and a cost sharing agreement was entered into with the expectation that the lands (along with two other properties) were to be developed for retail purposes. The agreement detailed allocation of additional costs of traffic improvements required for retail development. This cost sharing agreement is no longer registered on title, however, discussion of future cost sharing are discussed further in this report. DISCUSSION Public consultation Public consultation of the application was carried out in accordance with the City s Public Notification and Consultation Policy. Several public comments were received from members of the public. Details of the response are included in Document 3 of this report. For this proposal s consultation details, see Document 3 of this report. Official Plan designation Per Schedule B of the Official Plan, the property is designated as Employment Area. Employment Areas provide large parcel sizes, reflective of user needs for storage, parking and building floorplate, and they are usually well situated with respect to major roads. Land uses permitted on Employment Lands include a variety of employment-generating uses, such as office and institutional uses, as well as
5 5 small-scale complementary ancillary uses that support the employees and general public. These ancillary uses include service commercial and, health and fitness, and recreational uses. Policy 2 of the Employment Area designation stipulates that retail uses are permitted on the subject lands provided that adequate road capacity is available. The provisions of Official Plan Amendments (OPA) 150 and 180 should also be considered. Since the provisions of OPA 150 address the built form of new development in Employment Lands, and since the buildings subject to this application already are Site Plan approved, OPA 150 does not affect this application. Among the changes of OPA 180 are the gross floor area (GFA) limits to be imposed on ancillary uses; modifying these limits triggers an analysis of whether the use is actually ancillary to the subject Employment Area. As well, low-density institutional uses, including places of worship, are now permitted if they are proven to be compatible. Planning rationale Section (g) of OPA 180 permits retail uses on the subject lands and establishes that amendments to either the individual or cumulative gross floor area (GFA) limits for ancillary uses shall be assessed to determine whether the use is ancillary to the subject Employment Area. Currently, six uses (automobile service station, bank, bank machine, personal service business, recreational and athletic facility, and restaurant) are conditionally permitted given GFA restrictions. Due to the Site Plan approved configuration of the buildings on the site, the individually leasable tenant units are of a small enough floor area to restrict the size of all ancillary uses to maintain the purpose of the subject Employment Lands. The amendment seeks to add several land uses that are prohibited in the IL6 zone, as identified above. The IL6 zone permits a retail store, however, a retail store is currently limited in terms of what items can be sold. A retail food store and place of worship are also prohibited, but are uses that are requested to be added. The amendment also requests to remove restrictions on the size and format of commercial and retail uses. Staff are of the opinion that permitting the additional uses, as well as removing the current restrictions, are in keeping with the intent of the Zoning By-law and the Official Plan because this specific location is identified in OPA 180 to permit retail uses (Policy 2 of the Employment Designation). These uses will be small occupancies with individual tenants and will not compete with the development of the near-by Kanata Town Centre.
6 6 Although the restriction regarding the cumulative total GFA for several uses not exceeding 2,999 square metres will be removed, a holding symbol will only permit an overall GFA of 10,000 square feet (929 square metres) of retail. Furthermore, an individual tenancy for a retail use cannot be greater than 5,000 square feet (465 square metres). Should the cumulative total GFA of retail on the site exceed 10,000 square feet, a cost sharing agreement must be entered into, and such requirements are outlined in the zoning details (Document 2). A holding symbol is recommended to implement the GFA limit on retail uses and the cost sharing agreement. Through Official Plan Amendment 180, a place of worship may be permitted in Employment Areas provided that a compatibility assessment guided by Ministry of the Environment (MOE) D-Series Guidelines is prepared. The applicant completed a compatibility assessment that demonstrated that a place of worship would be compatible with the context of the surrounding area, and that no negative impacts are expected. Due to the adjacent land uses and setbacks of the site, any place of worship would comply with the MOE guidelines; therefore, this use is supportable. Provincial Policy Statement Staff have reviewed this proposal and have determined that it is consistent with the Provincial Policy Statement, RURAL IMPLICATIONS There are no rural implications with this report. COMMENTS BY THE WARD COUNCILLOR Councillor Hubley provided the following comments: I am aware of the report and will be asking for details and modifications before the Committee meeting. LEGAL IMPLICATIONS There are no legal impediments to approving the recommendations contained in this report. RISK MANAGEMENT IMPLICATIONS There are no risk management implications with this report.
7 7 ASSET MANAGEMENT IMPLICATIONS At this time, there are no asset management implications associated with the recommendations of this report. FINANCIAL IMPLICATIONS There are no financial implications associated with this report at this time. ACCESSIBILITY IMPACTS Accessibility impacts with this development were considered during the Site Plan Control process. TERM OF COUNCIL PRIORITIES This project addresses the following Term of Council Priority: EP2 Support growth of local economy APPLICATION PROCESS TIMELINE STATUS The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to the need to reach an agreeable amendment that would be supported by staff and the applicant. SUPPORTING DOCUMENTATION Document 1 Location Map Document 2 Details of Recommended Zoning Document 3 Consultation Details CONCLUSION The Planning, Infrastructure and Economic Development department supports the proposed Zoning By-law amendment. The proposal is consistent with the Official Plan and rezoning the lands to permit retail uses in a limited form will not detract from larger shopping areas. DISPOSITION Legislative Services, Office of the City Clerk and Solicitor to notify the owner; applicant; Ottawa Scene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5; Krista
8 8 O Brien, Tax Billing, Accounting and Policy Unit, Revenue Service, Corporate Services (Mail Code: 26-76) of City Council s decision. Zoning and Interpretations Unit, Policy Planning Branch, Economic Development and Long Range Planning Services to prepare the implementing by-law and forward to Legal Services. Legal Services, Office of the City Clerk and Solicitor to forward the implementing by-law to City Council. Planning Operations Branch, Planning Services to undertake the statutory notification.
9 9 Document 1 Location Map For an interactive Zoning map of Ottawa visit geoottawa. The property is an irregular rectangle with frontage on Frank Nighbor Place and Silver Seven road.
10 10 Document 2 Details of Recommended Zoning The proposed change to the City of Ottawa Zoning By-law for 737 Silver Seven Road and 15 Frank Nighbor Place: 1. Rezone the lands as shown in Document Amend Section 239, by adding a new exception [xxx] with provisions similar in effect to the following: a. In Column III, add the following additional land uses permitted; i. Animal Care Establishment ii. iii. iv. Animal Hospital Amusement Centre Catering Establishment v. Convenience Store vi. vii. viii. ix. Instructional Facility Place of Worship Retail Store Retail Food Store x. Small Batch` Brewery b. In Column IV, prohibit the following land uses; i. Amusement Park ii. iii. iv. Automobile Dealership Car Wash Gas Bar v. Parking Garage vi. Parking Lot
11 11 c. In Column V, add the following provisions: i. Any retail use that exceeds 929 square metres of gross floor area, with no individual tenancy exceeding 465 square metres of gross floor area, is not permitted until the h symbol is removed by City Council following: City approval of the detailed design for the roadway modifications described in Exhibit 61 to the Ontario Municipal Board hearing regarding 15 Frank Nighbor Place and 737 and 777 Silver Seven Road, File numbers PL051066, PL and PL060318; conveyance to the City of all necessary road widenings to accommodate the roadway modifications noted above; the Owners of 15 Frank Nighbor Place, 20 Frank Nighbor Place, 720 Silver Seven Road, 737 Silver Seven Road and 777 Silver Seven Road entering into a registered cost sharing agreement to construct the roadway modifications noted above and a copy being provided to the City; provision to the City of an implementation plan including a construction schedule for the roadway modifications noted above; and provision of a performance deposit to the City for the roadway modifications noted above. ii. Subclauses 203(2)(b)(c) and 204(6)(a) do not apply.
12 12 Document 3 Consultation Details Notification and Consultation Process Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law amendments. Comment: The proposed rezoning does not take into account the Cost-Sharing Agreement that was previously entered into by three parties (including the previous owner of the subject property), which was subject of an Ontario Municipal Board hearing. Response: In the event that retail uses exceed a cumulative GFA of 10,000 square feet a cost sharing agreement must be entered into. Comment: Is a place of worship permitted? Response: A place of worship is a use requested to be added as part of the application. The applicant has submitted a Compatibility Study, as required by the Official Plan, stating that a place of worship is an appropriate use for this site. Staff have reviewed this study and agree with the recommendations.
38 Estate Drive Zoning Application Final Report
STAFF REPORT ACTION REQUIRED 38 Estate Drive Zoning Application Final Report Date: April 16, 2009 To: From: Wards: Reference Number: Scarborough Community Council Director, Community Planning, Scarborough
More informationCITY OF TORONTO. BY-LAW No (OMB) To adopt Amendment No. 9 to the Official Plan for the former Borough of East York.
CITY OF TORONTO BY-LAW No. 879-2001(OMB) To adopt Amendment No. 9 to the Official Plan for the former Borough of East York. WHEREAS the Ontario Municipal Board pursuant to its Order No. 1898 dated December
More informationRecommendation: APPROVE the by-law adopting Official Plan Amendment No. 89,
Page 1 of Report PB-62-13 Planning and Building Department TO: Development and Infrastructure Committee SUBJECT: IKEA Properties Ltd. 3455 North Service Road By-law for Official Plan Amendment 89 Report
More informationCITY OF TORONTO. BY-LAW No (OMB) To amend Restricted Area Zoning By-law No. 1916, as amended, of the former Town of Leaside.
CITY OF TORONTO BY-LAW No. 880-2001(OMB) To amend Restricted Area Zoning By-law No. 1916, as amended, of the former Town of Leaside. Zoning By-law No. 1916, as amended, is hereby amended as follows: 1.
More informationRecommendation: APPROVE the modifications to Official Plan Amendment No. 89
Page 1 of Report PB-76-13 Planning and Building Department TO: Development and Infrastructure Committee SUBJECT: IKEA Properties Ltd. 3455 North Service Road Halton Region modifications to Official Plan
More informationMidland Avenue Zoning By-law Amendment Application Final Report
STAFF REPORT ACTION REQUIRED 1490-1500 Midland Avenue Zoning By-law Amendment Application Final Report Date: May 17, 2016 To: From: Wards: Reference Number: Scarborough Community Council Acting Director,
More informationPLANNING JUSTIFICATION REPORT
PLANNING JUSTIFICATION REPORT SILVERCREEK JUNCTION 35 AND 40 SILVERCREEK PARKWAY, GUELPH Silvercreek Guelph Developments Ltd. Official Plan Amendment OP1201 Zoning Amendment Application ZC1204 May 7, 2012
More informationSECTION 30.0 GENERAL PROVISIONS FOR INDUSTRIAL ZONES. Obnoxious industrial uses shall not be permitted. (1) not be used for human habitation;
SECTION 30.0 GENERAL PROVISIONS FOR INDUSTRIAL ZONES 30.1 The following provisions shall apply to all industrial zones as shown on Schedule A to this by-law, in addition to the General Provisions for All
More informationSec Planned unit development business (PUD-B).
Sec. 8-3037. Planned unit development business (PUD-B). (a) Definition. A planned, multiuse development classified as either a neighborhood community or regional shopping business center or waterfront
More informationCITY OF TORONTO. BY-LAW No (OMB)
CITY OF TORONTO BY-LAW No. 468-2002(OMB) To amend Chapters 320 and 324 of the Etobicoke Zoning Code with respect to certain lands located on the north side of The Queensway, east of The East Mall, municipally
More informationReview of Minimum Parking Requirements (FILE # D ) Detailed Zoning Proposals
Review of Minimum Parking Requirements (FILE # D02-02-16-0002) Detailed Zoning Proposals 1) Add New Schedule 1A to Zoning By-law 2008-250 Schedule 1A would be based on the current Schedule 1 but would:
More informationRefusal Report Official Plan and Zoning By-law Amendment Applications 1121 Leslie Street north of Eglinton Avenue East
STAFF REPORT ACTION REQUIRED Refusal Report Official Plan and Zoning By-law Amendment Applications 1121 Leslie Street north of Eglinton Avenue East Date: December 22, 2006 To: From: Wards: Reference Number:
More informationNOTICE OF PASSING OF A ZONING BY-LAW TO AMEND ZONING BY-LAW 8600 BY THE CORPORATION OF THE CITY OF WINDSOR
NOTICE OF PASSING OF A ZONING BY-LAW TO AMEND ZONING BY-LAW 8600 BY THE CORPORATION OF THE CITY OF WINDSOR TAKE NOTICE that the Council of The Corporation of the City of Windsor passed By-law 24-2009 on
More informationCase Name: AAA Professional Self Storage Inc. v. Midland (Town)
Page 1 1 of 1 DOCUMENT Case Name: AAA Professional Self Storage Inc. v. Midland (Town) Appearances: Appellant: AAA Professional Self Storage Inc. Subject: By-law No. 2013-42 Legislative Authority: Subsection
More informationTHE CORPORATION OF THE DISTRICT OF SURREY BY-LAW NO A by-law to amend "Surrey Zoning By-law, 1979, No "...
THE CORPORATION OF THE DISTRICT OF SURREY BY-LAW NO. 11076 A by-law to amend "Surrey Zoning By-law, 1979, No. 5942."... THE MUNICIPAL COUNCIL of The Corporation of the District of Surrey, in open meeting
More information1 COMITÉ DES FINANCES ET DU 1. ADVISORY COMMITTEE RENEWAL TO SUPPORT COUNCIL S TERM OF COUNCIL PRIORITIES
1 COMITÉ DES FINANCES ET DU 1. ADVISORY RENEWAL TO SUPPORT COUNCIL S TERM OF COUNCIL PRIORITIES RENOUVELLEMENT DES COMITÉS CONSULTATIFS AFIN DE SOUTENIR LE MANDAT DU CONSEIL RECOMMENDATIONS AS AMENDED
More informationOntario Municipal Board Order issued November 9, 2015 in Board File No. PL CITY OF TORONTO. BY-LAW No (OMB)
Authority: Ontario Municipal Board Order issued November 9, 2015 in Board File No. PL140865 CITY OF TORONTO BY-LAW No. 1274-2015(OMB) To amend former City of Toronto Zoning By-law No. 438-86, as amended,
More informationPage 15-1 SECTION 15 - HIGHWAY COMMERCIAL (C2) ZONE 15.1 PERMITTED RESIDENTIAL USES
Page 15-1 SECTION 15 - HIGHWAY COMMERCIAL (C2) ZONE 15.1 PERMITTED RESIDENTIAL USES - one dwelling unit in a storey above the first storey or within the rear of a non-residential building other than a
More informationEXPLANATORY NOTE. BY-LAW A By-law to amend By-law , as amended. HS Nouvel Developments Inc. 235 and 265 Hood Road PLAN M1738 LOTS 1 & 2
EXPLANATORY NOTE BY-LAW 2016- A By-law to amend By-law 108-81, as amended HS Nouvel Developments Inc. 235 and 265 Hood Road PLAN M1738 LOTS 1 & 2 Lands Affected The proposed by-law amendment applies to
More informationCITY OF SURREY BY-LAW NO A by-law to amend "Surrey Zoning By-law, 1979, No "...
CITY OF SURREY BY-LAW NO. 11302 A by-law to amend "Surrey Zoning By-law, 1979, No. 5942." As amended by Bylaw No: 15501, 10/18/04; 17706, 07/26/12... THIS IS A CONSOLIDATED BYLAW PREPARED BY THE CITY OF
More informationARLINGTON COUNTY, VIRGINIA. County Board Agenda Item Meeting of November 13, 2010
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of November 13, 2010 DATE: November 5, 2010 SUBJECT: SP #106 SITE PLAN AMENDMENT to Shirlington Village Comprehensive Sign Plan and Sign Guidelines
More information- ' '.~ I- THE CORPORATION OF THE CITY OF BRAMPTON BY-LAW. Number_--=3;.;;3~-9;;.;8=--- To amend By-law , as amended.
- ' '.~ - THE CORPORATON OF THE CTY OF BRAMPTON Gb BY-LAW Number_--=3;.;;3~-9;;.;8=--- To amend By-law 151-88 as amended. The Council ofthe Corporation of the City ofbrampton ENACTS as follow: 1. By-law
More informationCITY OF TORONTO. BY-LAW No (OMB)
CITY OF TORONTO BY-LAW No. 398-2000(OMB) To amend By-law No. 438-86, the General Zoning By-law, as amended, respecting lands generally bounded by Yonge Street, Shaftesbury Avenue, Price Street and Park
More informationBy-Law Number 2016-XXX. A By-Law to Amend The Official Plan for The City of Kingston Planning Area (Amendment Number 48, 23 Soccer Lane)
Clause (), Report Number D0-00-203 By-Law Number 20-XXX A By-Law to Amend The Official Plan for The City of Kingston Planning Area (Amendment Number 4, Soccer Lane) Passed: June 6, 20 Whereas a public
More informationPublic utilities, subject to of the Code. Municipal uses, subject to of the Code.
155-27. C-1 Highway Commercial District. A. B. Purpose. The C-1 Zoning District generally contains areas which contain high-profile commercial uses located along arterial roadways, which provide opportunities
More information1810 Albion Road Approval Under the Cemeteries Act (Revised) - Site Plan Approval Application
STAFF REPORT ACTION REQUIRED 1810 Albion Road Approval Under the Cemeteries Act (Revised) - Site Plan Approval Application Date: November 13, 2007 To: From: Wards: Reference Number: Etobicoke York Community
More informationCase Name: Heritage Grove Centre Inc. v. Owen Sound (City)
Page 1 1 of 1 DOCUMENT Case Name: Heritage Grove Centre Inc. v. Owen Sound (City) Applicant(s) and Appellant(s): Heritage Grove Centre Inc. Subject: Proposed Official Plan Amendment No. 42-59-LOPA-04 Legislative
More informationBY-LAW NO NOW THEREFORE the Council of The Corporation of the City of Kingston hereby ENACTS as follows.
Clause (_), Report No. _, 2010 D14-191-2010 BY-LAW NO. 2010- A BY-LAW TO AMEND BY-LAW NO. 76-26, A BY-LAW TO REGULATE THE USE OF LANDS AND THE CHARACTER, LOCATION AND USE OF BUILDINGS AND STRUCTURES IN
More informationCITY OF SURREY BY-LAW NO A by-law to amend Surrey Zoning By-law, 1993, No , as amended....
CITY OF SURREY BY-LAW NO. 14711 A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended. As amended by Bylaw No: 18245, 07/07/14........................................................... THIS
More informationNo. 104 N o nd Session 41 st Parliament. 2 e session 41 e législature. Monday October 16, Legislative Assembly of Ontario
Legislative Assembly of Ontario Assemblée législative de l Ontario Votes and Proceedings Procès-verbaux No. 104 N o 104 2 nd Session 41 st Parliament Monday October 16, 2017 2 e session 41 e législature
More informationTown Initiated Zoning By-law Amendment Adult Entertainment Establishments Township of Collingwood Zoning By-law
Town Initiated Zoning By-law Amendment Adult Entertainment Establishments Township of Collingwood Zoning By-law services designed to appeal to erotic or sexual appetites or inclinations includes: i) services
More informationTHE CORPORATION OF THE TOWN OF INNISFIL BY-LAW NO
THE CORPORATION OF THE TOWN OF INNISFIL BY-LAW NO. 050-06 A By-Law of The Corporation of the Town of Innisfil to regulate the size, use, location and maintenance of large signs and advertising devices
More informationNOTICE OF A PUBLIC HEARING
NOTICE OF A PUBLIC HEARING A public hearing to receive input on the following planning applications will be held on: COMMITTEE OF THE WHOLE (PUBLIC HEARING) at 7:00 pm at VAUGHAN CITY HALL, COUNCIL CHAMBER
More informationProposed Amendment Listed below is a summary of the major changes proposed in this amendment. A copy of the revised text is set forth as Attachment 1.
Proposed Zoning Ordinance Amendment Regarding the Planned Residential Mixed Use (PRM) District, Planned Commercial District (PDC), Commercial Revitalization Districts (CRD) and Other Changes Introduction
More informationVOTES and PROCEEDINGS
No. 15 VOTES and PROCEEDINGS OF THE LEGISLATIVE ASSEMBLY PROVINCE OF SASKATCHEWAN FIRST SESSION TWENTY-EIGHTH LEGISLATURE Monday, June 13, 2016 1:30 p.m. PRAYERS PRESENTING PETITIONS Petitions of citizens
More informationCORPORATION OF THE TOWNSHIP OF ESQUIMALT PARKING BYLAW 1992 BYLAW NO. 2011
CORPORATION OF THE TOWNSHIP OF ESQUIMALT PARKING BYLAW 1992 BYLAW NO. 2011 MAY, 2003 Consolidated for convenience. In case of discrepancy the original Bylaw or Amending Bylaws must be consulted. PARKING
More informationReport to/rapport au : OTTAWA PUBLIC LIBRARY BOARD CONSEIL D ADMINISTRATION DE LA BIBLIOTHÈQUE PUBLIQUE D OTTAWA
13 Report to/rapport au : OTTAWA PUBLIC LIBRARY BOARD CONSEIL D ADMINISTRATION DE LA BIBLIOTHÈQUE Submitted by/soumis par : Danielle McDonald Chief Executive Officer / Directrice générale Contact Person
More informationFOR FARMER' S MARKETS AND PROVIDING THAT FARMER' S 6 MARKETS ARE A SPECIAL EXCEPTION USE IN THE GENERAL 7 COMMERCIAL, TOURIST COMMERCIAL AND HIGHWAY
1 ORDINANCE NO.: 2015-07 2 3 AN ORDINANCE OF THE CITY OF FLAGLER BEACH, FLORIDA 4 RELATING TO FARMER' S MARKETS; PROVIDING A DEFINITION 5 FOR FARMER' S MARKETS AND PROVIDING THAT FARMER' S 6 MARKETS ARE
More informationHeritage Commercial Residential Zone (C4)
26-1 9.4. Heritage Commercial Residential Zone (C4) 9.4.1. Permitted Uses Bylaws No. The following uses are permitted in a C4 Zone: 34-93, 180-2003 63-2012.1 Arts schools. 3-2015.2 Art galleries..3 Lodging
More informationTHE CORPORATION OF HALDIMAND COUNTY. By-law No1441/14
THE CORPORATION OF HALDIMAND COUNTY By-law No1441/14 Being a By-Law to establish Development Charges on Lands within The Corporation of Haldimand County WHEREAS Section 2(1) of the Development Charges
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of April 21, 2018 DATE: April 13, 2018 SUBJECT: SP #362, SITE PLAN AMENDMENT for the addition of approximately 1,760 square feet of new gross
More informationSection 5. Off-Street Loading Space Regulations
Section 5 Off-Street Loading Space Regulations 5.1 Number of Loading Spaces 5.1.1 General Requirements Unless otherwise provided in Schedule C or a CD-1 By-law, in all districts except FCCDD and BCPED
More informationFOR SALE PROPERTY BROCHURE Arapahoe St PRICE REDUCED TO $2,800, Arapahoe St Denver, CO CONTACT: ALEXANDER C.
FOR SALE 2235 Arapahoe St 2235 Arapahoe St Denver, CO 80205 CONTACT: PHILLIP A. YEDDIS EXECUTIVE VICE PRESIDENT 303.512.1162 pyeddis@uniqueprop.com ALEXANDER C. SEGALAS BROKER ASSOCIATE 720.881.6349 asegalas@uniqueprop.com
More informationPage 1 of 5 Redwood City, California, Zoning >> Article 15 - CG (GENERAL COMMERCIAL) DISTRICT >> ARTICLE 15 - CG (GENERAL COMMERCIAL) DISTRICT Sections: 15.1 - Purpose. 15.2 - Permitted Uses. 15.3 - Accessory
More informationKENNETH RUEHL AND IDA RUEHL
IN THE OFFICE OF ADMINISTRATIVE HEARINGS CASE NUMBER 2015-0217-R KENNETH RUEHL AND IDA RUEHL FOURTH ASSESSMENT DISTRICT DATE HEARD: DECEMBER 3, 2015 ORDERED BY: DOUGLAS CLARK HOLLMANN ADMINISTRATIVE HEARING
More informationTownship of East Zorra-Tavistock Zoning By-Law Number
SECTION 16.0 CENTRAL COMMERCIAL ZONE (CC) Page 16-1 16.1 USES PERMITTED No person shall within any CC Zone use any lot or erect, alter or use any building or structure for any purpose except one or more
More information1001 Kimberton Rd Chester Springs, PA
1001 Kimberton Rd Chester Springs, PA Partnership. Performance. AVAILABLE FOR SALE Price: $1,800,000 >6.63 acre retail/industrial property comprising 2 buildings > 15,000 SF retail/warehouse building >
More informationSPECIAL SECTIONS 500.
SPECIAL SECTIONS 500. Notwithstanding the "R3" zone designation, the lands delineated on Schedule "B" of this By-law as "R3-500" shall only be used for single-family detached dwellings in cluster development
More informationTHE REGIONAL MUNICIPALITY OF YORK BYLAW NO
THE REGIONAL MUNICIPALITY OF YORK BYLAW NO. 2016-40 A bylaw for the imposition of wastewater works development charges against land in the Nobleton Community of the Township of King WHEREAS the Development
More informationSection 5. Off-Street Loading Space Regulations
Section 5 Section 5 Off-Street Loading Space Regulations 5.1 Number of Loading Spaces 5.1.1 General Requirements Unless otherwise provided in Schedule C or a CD-1 By-law, in all districts except FCCDD
More information4.0 ZONING. 4.1 IMP Uses
Chapter 4.0 Zoning 4.0 ZONING 4.1 IMP Uses Core Campus: All uses permitted under the 2008 IMP and the 2010 IMP Amendment for the Core Campus as shown on Figure 1-1 are allowed. The 2008 IMP and the 2010
More informationMMM Parking Study Comparison Chart: Consultant Recommendations and Existing Zoning Standards Commercial/ Non-residential Land Use Category
MMM Parking Study Comparison Chart: s and s Prepared by: Whitby Planning Department 03/09/2009 1 Clinic 1 space per 17 m 2 of GFA (6 range from 1.0 space per 14 m 2 spaces per 100 m 2 ) for clinic. to
More informationDEVELOPMENT APPLICATION PROCEDURES AND FEES BYLAW NO. 2791, 2012
DEVELOPMENT APPLICATION PROCEDURES AND FEES BYLAW NO. 2791, 2012 CONSOLIDATED FOR CONVENIENCE January, 2019 In case of discrepancy, the original Bylaw or Amending Bylaw must be consulted Consolidates Amendments
More informationTHE CORPORATION OF THE CITY OF BRAMPTON BY-LAW. Number _--..,;2;;.;;2;;,..;,5_-..:...;92::..-
THE CORPORATION OF THE CITY OF BRAMPTON BY-LAW Number _--..,;2;;.;;2;;,..;,5_-..:...;92::..- To Amend By-law 151-88 (part of lot 13, Concession 1, W.H.S. geographic Township of Chinguacousy) The council
More informationHIGHWAYS DEVELOPMENT AND PROTECTION REGULATION
Province of Alberta HIGHWAYS DEVELOPMENT AND PROTECTION ACT HIGHWAYS DEVELOPMENT AND PROTECTION REGULATION Alberta Regulation 326/2009 With amendments up to and including Alberta Regulation 179/2016 Office
More information121 City View Drive Approval Under the Funeral, Burial and Cremation Services Act (Formerly the Cemeteries Act) General Report
STAFF REPORT ACTION REQUIRED 121 City View Drive Approval Under the Funeral, Burial and Cremation Services Act (Formerly the Cemeteries Act) General Report Date: October 19, 2016 To: From: Wards: Reference
More informationBILL NO ORDINANCE NO
Recommendation of Planning Commission BILL NO. 3422 ORDINANCE NO. 2010-3365 AN ORDINANCE REPEALING CONDITIONAL USE PERMIT ORDINANCE 2010-3345 AND ENACTING A NEW CONDITIONAL USE PERMIT IN LIEU THEREOF TO
More informationUp Previous Next Main Collapse Search Print Title 23 ZONING
Up Previous Next Main Collapse Search Print Chapter 23.105 SPECIFIC PLAN 5 Note * Prior ordinance history: Ordinances 86 O 118, 88 O 118 and 90 O 101. 23.105.010 Location. This specific plan shall encompass
More informationNellie Taptaqut Kusugak, O. Nu. Commissioner of Nunavut Commissaire du Nunavut
THIRD SESSION FOURTH LEGISLATIVE ASSEMBLY OF NUNAVUT TROISIÈME SESSION QUATRIÈME ASSEMBLÉE LÉGISLATIVE DU NUNAVUT HOUSE BILL BILL 9 AN ACT TO AMEND THE NUNAVUT ELECTIONS ACT AND THE PLEBISCITES ACT PROJET
More information8 July 13, 2011 Public Hearing APPLICANT AND PROPERTY OWNER: EQUI-KIDS THERAPEUTIC RIDING PROGRAM
8 July 13, 2011 Public Hearing APPLICANT AND PROPERTY OWNER: EQUI-KIDS THERAPEUTIC RIDING PROGRAM STAFF PLANNER: Faith Christie REQUEST: Modification of a Conditional Use Permit for recreational and amusement
More informationCITY OF SURREY BY-LAW NO THE CITY COUNCIL of the City of Surrey, in open meeting assembled, ENACTS AS FOLLOWS:
CITY OF SURREY BY-LAW NO. 17621 A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended........................................................... THE CITY COUNCIL of the City of Surrey, in
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of December 9, 2006 DATE: November 21, 2006 SUBJECT: SP #193 SITE PLAN AMENDMENT REVIEW for expanded theater; located at 4238 Wilson Boulevard.
More informationTOWN OF MARKHAM ONTARIO
TOWN OF MARKHAM ONTARIO SITE PLAN CONTROL BY-LAW NO.262-94 This By-law is printed under and by authority of the Council of the Town of Markham (Consolidated for convenience only to June, 2009) (Schedule/Attachment
More information21. ARLINGTON COUNTY, VIRGINIA. County Board Agenda Item Meeting of December 15, DATE: December 6, 2018
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of December 15, 2018 DATE: December 6, 2018 SUBJECT: Request to authorize advertisement of public hearings by the Planning Commission and County
More informationAMENDMENTS TO CHARTER TOWNSHIP OF GARFIELD ZONING ORDINANCE
AMENDMENTS TO CHARTER TOWNSHIP OF GARFIELD ZONING ORDINANCE Amendment 1 to Ordinance No. 68 approved February 9, 2016 and effective February 28, 2016 provided for the following changes to the Zoning Ordinance:
More informationHIGHWAY SIGNAGE ACT REGULATIONS
c t HIGHWAY SIGNAGE ACT REGULATIONS PLEASE NOTE This document, prepared by the Legislative Counsel Office, is an office consolidation of this regulation, current to February 2, 2013. It is intended for
More informationWHEREAS, Elite Developments, Inc., applicant and property owner, filed Application
CITY COUNCIL 9.B.8 RESOLUTION NO. (CM) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WATSONVILLE APPROVING THE TWENTIETH (20TH) AMENDMENT TO THE WATSONVILLE 2005 GENERAL PLAN TO RE-DESIGNATE ASSESSOR
More informationExecutive Committee Item, adopted as amended, by City of Toronto Council on, 2018 CITY OF TORONTO BY-LAW -2018
Authority: Executive Committee Item, adopted as amended, by City of Toronto Council on, 2018 CITY OF TORONTO BY-LAW -2018 To amend City of Toronto Municipal Code Chapter 415, Development of Land, by re-enacting
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of May 19, 2012 DATE: May 10, 2012 SUBJECT: SP #106 SITE PLAN AMENDMENT REVIEW for restaurant providing live entertainment and dancing at Samuel
More informationVALOR DEVELOPMENT TH STREET NW ZONING MEMO
VALOR DEVELOPMENT 4330 48 TH STREET NW ZONING MEMO The purpose of this memorandum is to: 1.) provide an abbreviated zoning history on the development of the former AU Law and Superfresh/Fresh and Greens
More informationAGENDA THE FIFTY-FIRST MEETING OF THE ONE HUNDRED AND THIRTY-SEVENTH COUNCIL OF THE CORPORATION OF THE CITY OF ST. THOMAS
AGENDA THE FIFTY-FIRST MEETING OF THE ONE HUNDRED AND THIRTY-SEVENTH COUNCIL OF THE CORPORATION OF THE CITY OF ST. THOMAS COUNCIL CHAMBERS CITY HALL 6:00 P.M. REGULAR SESSION SEPTEMBER 5, 2017 ROUTINE
More informationThe Planning and Development Act, 2007
1 PLANNING AND DEVELOPMENT, 2007 c P-13.2 The Planning and Development Act, 2007 being Chapter P-13.2* of the Statutes of Saskatchewan, 2007 (effective March 21, 2007) as amended by the Statutes of Saskatchewan,
More informationSECTION RURAL ZONES 201 RURAL ZONE RU-1. Uses Permitted
#3088 06/01/92 #3782 27/07/98 SECTION 200 - RURAL ZONES 201 RURAL ZONE RU-1 Uses Permitted 201.1 In the RU-1 Zone only the following uses are permitted and all other uses are prohibited: 1) accessory buildings
More informationTHE CORPORATION OF THE CITY OF VAUGHAN
Langstaff Contwo Investments Ltd. THE CORPORATION OF THE CITY OF VAUGHAN IN THE MATTER OF Section 17(28) of the Planning Act, RSO 1990, c.p.13 and IN THE MATTER OF Amendment Number 561 to the Official
More informationPLAN COMMISSION AGENDA
PLAN COMMISSION AGENDA 7:30 PM 1. CALL TO ORDER BOARD ROOM NORTHBROOK VILLAGE HALL, 1225 CEDAR LANE Tuesday, October 7, 2014 2. MINUTES APPROVAL - September 16, 2014 3. COMMUNITY PLANNING REPORT 4. HEAR
More informationTHE CORPORATION OF THE TOWN OF WHITCHURCH-STOUFFVILLE BY-LAW NUMBER Z0
THE CORPORATION OF THE TOWN OF WHITCHURCH-STOUFFVILLE BY-LAW NUMBER 2010-091-Z0 BEING A BY-LAW to amend By-law No. 87-34 of the Town of Whitchurch-Stouffville (General Zoning By-law) NOW THEREFORE THE
More informationLU-727 Rev. Ord. Supp. 5/02. PDF created with pdffactory trial version
55-173. MINIMUM PARKING REQUIREMENTS. [Amended 8-17-98 by Ord. No. 1998-13 9 and Ord. No. 1998-14 6] Minimum parking requirements shall be as follows: A Automotive repair garage or body shop: one (1) parking
More informationDISTRICT OF LAKE COUNTRY BYLAW DEVELOPMENT APPLICATION PROCEDURES BYLAW CONSOLIDATED VERSION
DISTRICT OF LAKE COUNTRY BYLAW 99-240 DEVELOPMENT APPLICATION PROCEDURES BYLAW CONSOLIDATED VERSION (Includes amendments as of July 4, 2017) This is a consolidated copy to be used for convenience only.
More informationNOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the City of Peoria, Arizona as follows:
ORDINANCE NO. 2011- AN ORDINANCE OF THE MAYOR AND CITY COUNCIL OF THE CITY OF PEORIA, MARICOPA COUNTY, ARIZONA, AMENDING CHAPTER 14 OF THE PEORIA CITY CODE (1977 EDITION), BY AMENDING ARTICLES 14-2 DEFINITIONS,
More informationCity of Calistoga Staff Report
City of Calistoga Staff Report TO Honorable Mayor and City Council FROM Erik V. Lundquist, Senior Planner DATE November 15, 2016 SUBJECT Second Reading of Ordinance No. 726 APPROVAL FOR FORWARDING: Dylan
More informationParking and Housing Affordability
Parking and Housing Affordability Cost of parking represents 10% of construction costs Parking limits land use potential and density more than any other land use regulation Average cost of at-grade parking
More informationTHE CORPORATION OF THE CITY OF BRAMPTON BY-LAW. Number 1~O~5_-9~2~
, THE CORPORATION OF THE CITY OF BRAMPTON BY-LAW Number 1~O~5_-9~2~ To adopt Amendment Number 21 6 and Amendment Number 216 A to the Official Plan of the city of Brampton Planning Area Th e council of
More informationAn Bille um Pleanáil agus Forbairt (Tithíocht) agus um Thionóntachtaí Cónaithe, 2016
An Bille um Pleanáil agus Forbairt (Tithíocht) agus um Thionóntachtaí Cónaithe, 16 Planning and Development (Housing) and Residential Tenancies Bill 16 Mar a tionscnaíodh As initiated [No. 92 of 16] AN
More informationOne (1) Space for Every Two (2) Employees on Shift of Greatest Employment Plus One (1) for Every 300 GFA in the Operation
Sec. 26-173. Off-street parking standards. (a) General requirements. Permanent off-street parking is required in all districts unless otherwise specified. Such parking shall be provided in the amount required
More informationAccessory Buildings (Portion pulled from Town Code Updated 2015)
Accessory Buildings (Portion pulled from Town Code Updated 2015) SECTION 1: TITLE 13 entitled Zoning, Chapter 2 entitled General Provisions, Section 13-2-10 entitled Building Location, Subsection 13.2.10(b)
More informationCOSTILLA COUNTY MEDICAL AND RETAIL MARIJUANA BUSINESS LICENSING REGULATIONS
COSTILLA COUNTY MEDICAL AND RETAIL MARIJUANA BUSINESS LICENSING REGULATIONS Article 1: Applicability and Purpose. Regulated medical and retail marijuana use is allowed in Colorado under the provisions
More informationReport to/rapport au : Governance Renewal Sub-Committee Sous-comité du renouvellement de la gouvernance
Report to/rapport au : Governance Renewal Sub-Committee Sous-comité du renouvellement de la gouvernance and Finance and Economic Development Committee Comité des finances et du développement économique
More informationFederal Realty Investment Trust 1301 South Joyce Street Arlington, Virginia 22202
January 29, 2003 TO: FROM: APPLICANT: SUBJECT: The County Board of Arlington, Virginia Ron Carlee, County Manager Tracey Poyer, Agent Federal Realty Investment Trust 1301 South Joyce Street Arlington,
More informationTHE CORPORATION OF THE CITY OF VAUGHAN
482697 Ontario Limited & Langstaff Woods Development Corp. THE CORPORATION OF THE CITY OF VAUGHAN IN THE MATTER OF Section 17(28 of the Planning Act, RSO 1990, c.p.13 and IN THE MATTER OF Amendment Number
More informationTECHNICAL DATA SHEET - MUDD DEVELOPMENT AREA RZ1 SITE DEVELOPMENT DATA DEVELOPMENT AREA A DEVELOPMENT AREA B
TECHNICAL DATA SHEET - MUDD AREA SITE DATA Acreage: ± 2.57 acres Tax Parcel #s: 155-012-09;- 10 & -12 Existing Zoning: O-2 Proposed Zoning: MUDD-O Existing Uses: Medical and professional offices uses.
More information23 & 33 Sheppard Avenue East, and 4 Anndale Drive Zoning Amendment and Site Plan Control Applications Request for Direction Report
STAFF REPORT ACTION REQUIRED 23 & 33 Sheppard Avenue East, and 4 Anndale Drive Zoning Amendment and Site Plan Control Applications Request for Direction Report Date: March 13, 2007 To: From: Wards: Reference
More informationCB District Central Business
ORDINANCE NO. AN ORDINANCE OF THE BOARD OF SUERVISORS OF THE COUNTY OF INYO, STATE OF CALIFORNIA, ADDING CHATER 18.44, ENTITLED CB DISTRICT - CENTRAL BUSINESS, TO THE INYO COUNTY CODE. The Board of Supervisors
More information9:30. Ward 12 Anthony Brancatelli. Collection Appeal
` Board of Zoning Appeals 601 Lakeside Avenue, Room 516 Cleveland, Ohio 44114-1071 Http://planning.city.cleveland.oh.us/bza/cpc.html 216.664.2580 FEBRUARY 12, 2018 Calendar No. 18-04: 4427 Rocky River
More information2 May 14, 2014 Public Hearing
2 May 14, 2014 Public Hearing APPLICANT & PROPERTY OWNER: CARMAX AUTO SUPERSTORES, INC. STAFF PLANNER: Kevin Kemp REQUEST: Modification of a Conditional Use Permit for Motor Vehicle Sales approved by the
More informationNow, therefore be it and it is hereby ordained chapter 152 Outdoor Advertising shall read as follows:
ORDINANCE NO. 2017-xxx AN ORDINANCE OF THE LONG BEACH TOWN COUNCIL AMENDING CHAPTERS 152 OF THE LONG BEACH TOWN CODE Formatted: Font: Not Bold WHEREAS, the Long Beach Town Council approves the Amendment
More informationO2-CD Zoning. B1-CD Zoning. O2-CD Zoning. RZ-1: Technical Data Sheet CHARLOTTE ETJ LIMITS 75' CLASS C RIGHT-IN / RIGHT-OUT, LEFT IN ACCESS POINT
SITE PROPERTY LINE VICINITY MAP --Proposed Uses: On the portion of the Site zoned O-2(CD): a health institution (hospital), medical and general offices, and medical, dental and optical laboratory uses
More informationThe Planning and Development Act, 2007
1 PLANNING AND DEVELOPMENT, 2007 c P-13.2 The Planning and Development Act, 2007 being Chapter P-13.2* of the Statutes of Saskatchewan, 2007 (effective March 21, 2007) as amended by the Statutes of Saskatchewan,
More informationAccessibility for Ontarians with Disabilities Act, 2005 S.O. 2005, CHAPTER 11
Accessibility for Ontarians with Disabilities Act, 2005 S.O. 2005, CHAPTER 11 Historical version for the period December 15, 2009 to April 18, 2016. Last amendment: 2009, c. 33, Sched. 8, s. 1. Skip Table
More informationIN THE COMMONWEALTH COURT OF PENNSYLVANIA
IN THE COMMONWEALTH COURT OF PENNSYLVANIA The Friendship Preservation Group, Inc., : a Pennsylvania Corporation, AZ, Inc., a : Pennsylvania Corporation, D.B.A. Cafe : Sam and Andrew Zins, an individual
More informationORDINANCE NO. 17_3_9_9_2_
I - ----,--.- ORDINANCE NO. 17_3_9_9_2_ An Ordinance amending Sections 11.5.7, 12.03, 12.04, 12.21, 12.22, 12.24, 12.32, 12.36, 14.00, 16.05 and 98.0403.2 of the Los Angeles Municipal Code to make technical
More information