/ Planning and Zoning Staff Report Lonestar Land, LLC. - Rezone, RZ
|
|
- Jayson Harper
- 5 years ago
- Views:
Transcription
1 / Planning and Zoning Staff Report Lonestar Land, LLC. - Rezone, RZ Hearing Date: October 18, 2018 Development Services Department Applicant: Lonestar Land, LLC. Representative: Lance Warnick Aspen Engineers Staff: Jennifer Almeida jalmeida@canyonco.org Tax ID: R & R32979 Parcel Size acres Request Lone Star Land, LLC is requesting a Rezone of approximately acres from an A (Agricultural) zone to an R-1 (Single Family Residential) zone. The average minimum lot size in an R-1 zone is one (1) acre. The subject properties, R &R32979 are located on the north side of Lone Star Rd., approximatley1308 ft. west of the intersection of Lake Ave. and Lone Star Rd., in a portion of the SW ¼ of Section 23, T3N, R3W, B.M., Canyon County, Idaho. Background The subject property was an original parcel dating back to The home was divided off prior to 1992, prior to an administrative land division application being required. Current Uses: Residential & Agricultural Current Zone: A (Agricultural) Area of City Impact Caldwell Canyon County Comprehensive Plan Designation: Residential Applicable Zoning Land Use Regulations: CCZO , , Notification: 9/4/18 Agencies & Caldwell 9/17/18 Radius Notice 10/2/18 Publication 10/9/18 Posting Exhibits: 1. Proposed FCO s 2. Applicant s Letter of Intent & land use worksheet 3. Applicant s Site Plan 4. Neighborhood Meeting List 5. Small Air Photo 6. Vicinity Map 7. Zoning Map 8. Subdivision Map 8A. Lot Report 9. Soil Map 10. Prime Farmland Map CC Future Land Use Map 12. City of Caldwell Land Use Map 13. Lot Classification Map 14. Contour Map 15. Nitrate Priority Area Map 16. Southwest District Health Dept. If approved, as proposed a subdivision plat would be required for the development. The property is located within Caldwell s Area of City Impact. The current impact area, which includes the subject property, was recommended for approval by the P&Z Commission on April 21, 2016, and was subsequently approved by the Board of County Commissioners on September 2, 2016 (Ord. #16-011). Analysis The applicant is requesting to change the zoning of two (2) parcels totaling approximately acres from an A (Agricultural) zone to an R-1 (Single Family Residential) zone. The average minimum lot size in an R- 1 zone is one (1) acre. CCZO (3) defines the purpose of the R- 1 (Single Family Residential) zone as to promote and enhance predominately single family living areas at a low density standard. The subject property is designated as residential on the Canyon County Future Land Use Map (Exhibit 11). CCZO (1) states the County shall give consideration to the city s comprehensive plan map designations when evaluating requests within the Caldwell area of City Impact. The City of Caldwell designates the property as Residential Estates, which anticipates density to be 2 units per gross acre (Exhibit 21). Surrounding Area & Zoning: The surrounding area is primarily agricultural in nature with as shown on Exhibit 5 and Exhibit 8. However, the property is within Caldwell s Area of City Impact where growth is expected. The property is also located within 350 ft. from Caldwell City Limits as shown on Exhibit 7. The parcel within city limits that is located 350 ft. north of the subject property, has an approved preliminary plat for development (Tuscan Ridge Subdivision), Exhibit 21. There is a trend for residential development in this area. STAFF REPORT Lonestar Land, LLC. RZ Page 1 of 5
2 17. Canyon Highway District No Boise Project Board of Control 19. Idaho Transportation Department 20. Site Photos Jarom Wagoner, City of Caldwell 22. Large Aerial Photo 23. TAZ Household Map There are 12 platted subdivisions within one (1) mile of the subject property for a total of 279 lots and a.52 acre average lot size (Exhibit 8 & 8A). The proposed development would create lots that are larger than the existing platted lots within one (1) mile. Sanitary Sewer & Domestic Water: The applicant will utilize a community water system or city water to provide domestic water to the development. The applicant has discussed the project with Southwest District Health Department and City of Caldwell and both agencies recommended that a community water system or city water be used (Exhibit 2). There are no city sewer services in the nearby area and individual septic systems are proposed for the development. The applicant will be required to adhere to Southwest District Health requirements / studies at the time of platting. Nitrate Priority Area: The subject property is not located within a Nitrate Priority area, Exhibit 15. Irrigation: The west side of the property is currently irrigated from an irrigation well located in the southwest corner of the property. The eastern portion of the property is currently irrigated via gravity irrigation. When developed, a pressurized irrigation system is proposed (Exhibit 2). Boise Project Board of Control noted that the Deer Flat Canal lies within the boundary of the property. The Board notes there is a 20 ft. federal easement on the west and a 41 ft. easement on the east side of the canals centerline (Exhibit 18). Any crossing of the canal will require a crossing agreement to be secured through the Bureau of Reclamation & Boise Project. All easements will be required to be shown on the plat. Access: The subject property has frontage on Lonestar Road and it is classified as an urban collector. The District has outlined spacing requirements onto Lonestar Road (Exhibit 17), and these requirements will be adhered to during the platting and development of the subdivision. The highway district is a signatory on the final plat. Canyon Highway District No. 4 will require a traffic impact study (TIS) prior to the Preliminary Plat. The district will require that the TIS analyze the entire 117 acres as one acre single family lots (Exhibit 17). The traffic impact study shall also be submitted to Development Services Department with the application for Preliminary Plat. STAFF REPORT Lonestar Land, LLC. RZ Page 2 of 5
3 Compass TAZ Forecasts: Community Planning Association of Southwest Idaho (COMPASS) provides regional long rage transportation planning as the MPO for the Treasure Valley. Traffic Analysis Zones (TAZ) are special areas delineated by state and/or local transportation officials for tabulating traffic related data. As part of each TAZ zone data is generated that forecasts future population, households, and jobs. The subject property is contained within TAZ 2279 and Household forecasts project an increase of households in TAZ 2279 and 4-50 households in 2742 (Exhibit 23). The forecasts indicate that household growth is expected to occur in this area, and a rezone to R-1 (Single Family Residential) is not premature. Zoning Amendment Criteria Standards of Review for Zoning Amendment ( ) A. Is the proposed zone change generally consistent with the comprehensive plan? The proposed zone change is generally consistent with the Canyon County Comprehensive Plan Future Land Use Map which designates the subject property as Residential (Exhibit 11). B. When considering the surrounding land uses, is the proposed zone change more appropriate than the current zoning designation? The proposed zone change is as appropriate as the existing zoning of Agriculture. However, the Future Land Use Map designates the subject property and surrounding area as Residential. The property is located within Caldwell s Area of City Impact where growth is expected to occur. The City of Caldwell designates the property as Residential Estates which anticipates density to be 2 units per gross acre (Exhibit 21). C. Is the proposed rezone compatible with surrounding land uses? The proposed rezone is compatible with the future land use map for both the County and the City of Caldwell which designate the property and surrounding area as residential. There are 12 platted subdivisions within one (1) mile and the proposed lot sizes would be larger than the average platted lot size within one mile (.52 acres). D. Will the proposed use negatively affect the character of the area? What measures will be implemented to mitigate impacts? The proposed use will not negatively impact the essential character of the area, as it is planned for residential uses. The property is located within Caldwell s Area of City Impact and is designated as Residential on the 2020 Comprehensive Plan Future Land Use Map. The future plan for this area by the County as well as the City of Caldwell is for residential uses. The property is located within 350 ft. from city limits, and the city property has been approved for a Preliminary Plat (Tuscan Ridge Subdivision), Exhibit 21. Because the applicant anticipates utilizing city or community water for the project, there will not be the need to drill individual wells for each lot, thus mitigating concerns regarding 100+ domestic wells in the area. E. Will adequate facilities and services including sewer, water, drainage, irrigation and utilities be provided to accommodate the proposed use? The applicant anticipates utilizing city water service or a community water system for the development. Individual septic systems are proposed. STAFF REPORT Lonestar Land, LLC. RZ Page 3 of 5
4 Pressurized irrigation is proposed for the development. Drainage will be addressed at the time of platting. A drainage plan is a required submittal with the application for preliminary plat. The applicant will be required to meet agency requirements at time of development and platting. F. Does legal access to the subject property for the development exist or will it exist at the time of development? The property currently has access on Lonestar Rd., a public road. Lonestar Road is classified as an urban collector. The District has outlined spacing requirements onto Lonestar Road (Exhibit 17), and these requirements will be adhered to during the platting and development of the subdivision. The highway district is a signatory on the final plat. G. Does the proposed development require road improvements to provide adequate access to and from the subject property to minimize undue interference with existing or future traffic patterns created by the proposed development? What measures have been taken to mitigate road improvements or traffic impacts? Canyon Highway District No. 4 will require a traffic impact study (TIS) prior to the Preliminary Plat. The district will require that the TIS analyze the entire 117 acres as one acre single family lots (Exhibit 17). The traffic impact study shall also be submitted to DSD with the application for Preliminary Plat. No mitigation measures are proposed at this time. H. Will the proposed zone change amendment impact essential public services and facilities, such as schools, police, fire and emergency medical services? What measures will be implemented to mitigate impacts? Canyon County Ambulance District, Nampa School District, Canyon County Sheriff, and Nampa Fire were notified of the request and did not provide responses to indicate that the proposed zone change amendment would have a negative impact. No mitigation measures are proposed at this time. Comprehensive Plan The proposed rezone is consistent with the Future Land Use Map which has this area designated as residential. The proposed zoning amendment is consistent with multiple goals and policies of the 2020 Canyon County Comprehensive Plan including but not limited to: Property Rights Policy No. 1- No person shall be deprived of private property without due process of law. Property Rights Policy No. 8- Promote orderly development that benefits the public good and protects the individual with a minimum of conflict. The subject property is located within Caldwell s Area of City Impact where growth is expected. The property is designated as residential on the 2020 Canyon County Future Land Use Map (Exhibit 11) as well as being planned for Residential Estates on the City of Caldwell s Future Land Use Map (Exhibit 12). Population Policy No. 1- Provide the planning base for an anticipated population of 225,503 by the year 2015 and 242,908 by the year The request will add additional lots, within Caldwell s Area of City Impact, that will provide for a growing population. COMPASS TAZ household forecasts project an increase of households in TAZ 2279 and 4-50 households in 2742 (Exhibit 23). The forecasts indicate that household growth is expected to occur in this area. STAFF REPORT Lonestar Land, LLC. RZ Page 4 of 5
5 Economic Development Policy No. 6- Canyon County should identify areas of the county suitable for commercial, industrial, and residential development. New development should be located in close proximity to existing infrastructure and in areas where agricultural uses are not diminished. Although the primary land use in the area is agriculture, the property is located within 350 ft. from city limits. This area has been designated as future residential by both the County as well as the City of Caldwell. Land Use Goal No. 4 To encourage development in those areas of the county which provide the most favorable conditions for community services. The project is located within Caldwell s Area of City Impact, approximately 350 ft. from city limits. Both the County and the City have designated the area as future residential on their Future Land Use Maps. Land Use Goal No. 6 Designate areas where rural type residential development will likely occur and recognize areas where agricultural development will likely occur. The subject property is designated as residential on the Canyon County Future Land Use Map. The property is also located within Caldwell s Area of City Impact. The City of Caldwell designates this area as residential estates. Land Use Residential Goal No. 3- Encourage compatible residential zones or areas within the county so that public services and facilities may be extended and provided in the most economical and efficient manner. The subject property is located within Caldwell s Area of City Impact where growth is expected. Growth within the impact area provides the most economical and efficient manner of extending/providing services. Public Services, Facilities and Utilities Policy No. 3- Encourage the establishment of new development to be located within the boundaries of a rural fire protection district. The subject property is located within Nampa Fire District. Transportation Policy No. 10- Require new developments to provide stub streets that will connect to future developments on adjacent lands wherever possible in accordance with highway district standards and require appropriate signage. The applicant s site plan (Exhibit 2) displays stub streets that connect to adjacent parcels. Community Design Policy No. 9 Encouraged pressurized irrigation systems using non-potable water where reasonably possible (Idaho Code ). The applicant anticipates utilizing a pressurized irrigation system for the subdivision development. Comments Public Comments At the time of this report staff had not received any letters of support or concern regarding the proposed development. County Agency Comments Staff informed applicable agencies of the proposed rezone and the responses are attached as exhibits. Alternatives The Planning and Zoning Commission may recommend approval of the rezone as proposed; The Planning and Zoning Commission may recommend denial of the rezone as proposed and direct staff to make findings of fact to support this decision; or The Planning and Zoning Commission may continue the discussion and request additional information on specific items. Recommendation STAFF REPORT Lonestar Land, LLC. RZ Page 5 of 5
6 Staff recommends the Planning and Zoning Commission open a public hearing and discuss the proposed Rezone request. Staff is recommending approval and has provided findings of fact and conclusions of law for the Planning and Zoning Commission s consideration found in Exhibit 1. STAFF REPORT Lonestar Land, LLC. RZ Page 6 of 5
7 Canyon County Planning and Zoning Commission Lonestar Land, LLC. Rezone Case No. RZ Development Services Department October 18, 2018 Findings of Fact, Conclusions of Law, and Order Findings of Fact 1. Lone Star Land, LLC is requesting a Rezone of approximately acres from an A (Agricultural) zone to an R-1 (Single Family Residential) zone. 2. The average minimum lot size in an R-1 zone is one (1) acre. 3. The subject properties, R &R32979 are located on the north side of Lone Star Rd., approximatley1308 ft. west of the intersection of Lake Ave. and Lone Star Rd., in a portion of the SW ¼ of Section 23, T3N, R3W, B.M., Canyon County, Idaho. 4. The subject property is currently zoned A (Agricultural). 5. The subject property is designated Residential on the 2020 Canyon County Future Land Use Map. 6. The subject property is located within Caldwell s Area of City Impact. 7. The City of Caldwell designates the property as residential estates on their Future Land Use Map, which anticipates a density of 2 units per gross acre (Exhibit 21). 8. The subject property is located within Canyon Highway District No. 4, Nampa Fire District, and Nampa School District. 9. The neighborhood meeting was held on 8/20/18 in accordance with CCZO City water or a community water system will be utilized for the development and individual septic systems. 11. Notice of the public hearing was provided as per CCZO : Agencies were notified on 9/4/18, The City of Caldwell was notified on 9/4/18, property owners within 300 ft. were notified by mail on 9/17/18 Newspaper notice was provided on 10/2/18, and the property was posted on 10/9/ The record consists of exhibits as provided as part of the public hearing staff report, exhibits submitted during the public hearing on October 18, 2018 and all information contained in DSD case file RZ Conclusions of Law For this request the Planning and Zoning Commission finds and concludes the following regarding the Standards of Review for a Zoning Amendment ( ): A. Is the proposed zone change generally consistent with the comprehensive plan? Conclusion: The proposed zone change is generally consistent with the Canyon County Comprehensive Plan Future Land Use Map which designates the subject property as Residential (Exhibit 11). Finding: The Canyon County 2020 Comprehensive Plan Future Land Use Map designates the subject property as residential (Exhibit 11). The proposed rezone from A (Agricultural) to R-1 Single Family Residential is consistent with the Future Land Use Map and with multiple goals and policies of the 2020 Canyon County Comprehensive Plan including but not limited to: Lonestar Land, LLC. EXHIBIT 1 RZ Page 1 of 4
8 Property Rights Policy No. 1- No person shall be deprived of private property without due process of law. Property Rights Policy No. 8- Promote orderly development that benefits the public good and protects the individual with a minimum of conflict. The subject property is located within Caldwell s Area of City Impact where growth is expected. The property is designated as residential on the 2020 Canyon County Future Land Use Map (Exhibit 11) as well as being planned for Residential Estates on the City of Caldwell s Future Land Use Map (Exhibit 12). Population Policy No. 1- Provide the planning base for an anticipated population of 225,503 by the year 2015 and 242,908 by the year The request will add additional lots, within Caldwell s Area of City Impact, that will provide for a growing population. COMPASS TAZ household forecasts project an increase of households in TAZ 2279 and 4-50 households in 2742 (Exhibit 23). The forecasts indicate that household growth is expected to occur in this area. Economic Development Policy No. 6- Canyon County should identify areas of the county suitable for commercial, industrial, and residential development. New development should be located in close proximity to existing infrastructure and in areas where agricultural uses are not diminished. Although the primary land use in the area is agriculture, the property is located within 350 ft. from city limits. This area has been designated as future residential by both the County as well as the City of Caldwell. Land Use Goal No. 4 To encourage development in those areas of the county which provide the most favorable conditions for community services. The project is located within Caldwell s Area of City Impact, approximately 350 ft. from city limits. Both the County and the City have designated the area as future residential on their Future Land Use Maps. Land Use Goal No. 6 Designate areas where rural type residential development will likely occur and recognize areas where agricultural development will likely occur. The subject property is designated as residential on the Canyon County Future Land Use Map. The property is also located within Caldwell s Area of City Impact. The City of Caldwell designates this area as residential estates. Land Use Residential Goal No. 3- Encourage compatible residential zones or areas within the county so that public services and facilities may be extended and provided in the most economical and efficient manner. The subject property is located within Caldwell s Area of City Impact where growth is expected. Growth within the impact area provides the most economical and efficient manner of extending/providing services. Public Services, Facilities and Utilities Policy No. 3- Encourage the establishment of new development to be located within the boundaries of a rural fire protection district. The subject property is located within Nampa Fire District. Transportation Policy No. 10- Require new developments to provide stub streets that will connect to future developments on adjacent lands wherever possible in accordance with highway district standards and require appropriate signage. The applicant s site plan (Exhibit 2) displays stub streets that connect to adjacent parcels. Community Design Policy No. 9 Encouraged pressurized irrigation systems using non-potable water where reasonably possible (Idaho Code ). The applicant anticipates utilizing a pressurized irrigation system for the subdivision development. Lonestar Land, LLC. EXHIBIT 1 RZ Page 2 of 4
9 B. When considering the surrounding land uses, is the proposed zone change more appropriate than the current zoning designation? Conclusion: The proposed zone change is as appropriate as the current zoning designation. Finding: The proposed zone change is as appropriate as the existing zoning of Agriculture. However, the Future Land Use Map designates the subject property and surrounding area as Residential. The property is located within Caldwell s Area of City Impact where growth is expected to occur. The City of Caldwell designates the property as Residential Estates which anticipates density to be 2 units per gross acre (Exhibit 21). C. Is the proposed rezone compatible with surrounding land uses? Conclusion: The proposed use is compatible with the future land use plan for the subject property and the area. Finding: The proposed rezone is compatible with the future land use map for both the County and the City of Caldwell which designate the property and surrounding area as residential. There are 12 platted subdivisions within one (1) mile and the proposed lot sizes would be larger than the average platted lot size within one mile (.52 acres). D. Will the proposed use negatively affect the character of the area? What measures will be implemented to mitigate impacts? Conclusion: The proposed use will not negatively affect the character of the area and no mitigation is proposed or warranted at this time. Finding: The proposed use will not negatively impact the essential character of the area, as it is planned for residential uses. The property is located within Caldwell s Area of City Impact and is designated as Residential on the 2020 Comprehensive Plan Future Land Use Map. The future plan for this area by the County as well as the City of Caldwell is for residential uses. The property is located within 350 ft. from city limits, and the city property has been approved for a Preliminary Plat (Tuscan Ridge Subdivision), Exhibit 21. Because the applicant anticipates utilizing city or community water for the project, there will not be the need to drill individual wells for each lot, thus mitigating concerns regarding 100+ domestic wells in the area. E. Will adequate facilities and services including sewer, water, drainage, irrigation and utilities be provided to accommodate the proposed use? Conclusion: Adequate sewer, drainage, and storm water drainage facilities and utility systems will be provided to accommodate the proposed use at the time of development. Finding: The applicant anticipates utilizing city water service or a community water system for the development. Individual septic systems are proposed. Pressurized irrigation is proposed for the development. Lonestar Land, LLC. EXHIBIT 1 RZ Page 3 of 4
10 Drainage will be addressed at the time of platting. A drainage plan is a required submittal with the application for preliminary plat. The applicant will be required to meet agency requirements at time of development and platting. F. Does legal access to the subject property for the development exist or will it exist at the time of development? Conclusion: The project has frontage on Lonestar Road., a public road. Finding: Lonestar Road is classified as an urban collector. The District has outlined spacing requirements onto Lonestar Road (Exhibit 17), and these requirements will be adhered to during the platting and development of the subdivision. The highway district is a signatory on the final plat. G. Does the proposed development require road improvements to provide adequate access to and from the subject property to minimize undue interference with existing or future traffic patterns created by the proposed development? What measures have been taken to mitigate road improvements or traffic impacts? Conclusion: The rezone of the subject property may require road improvements to provide adequate access to and from the subject property. Canyon Highway District No. 4 will require a traffic impact study for the project. Finding: Canyon Highway District No. 4 will require a traffic impact study (TIS) prior to the Preliminary Plat. The district will require that the TIS analyze the entire 117 acres as one acre single family lots (Exhibit 17). The traffic impact study shall also be submitted to DSD with the application for Preliminary Plat. No mitigation measures are proposed at this time. H. Will the proposed zone change amendment impact essential public services and facilities, such as schools, police, fire and emergency medical services? What measures will be implemented to mitigate impacts? Conclusion: Essential services will be provided to accommodate the use. No mitigation is proposed at this time. Finding: Canyon County Ambulance District, Nampa School District, Canyon County Sheriff, and Nampa Fire were notified of the request and did not provide responses to indicate that the proposed zone change amendment would have a negative impact. No mitigation measures are proposed at this time. Lonestar Land, LLC. EXHIBIT 1 RZ Page 4 of 4
11 Order Based upon the Findings of Fact, Conclusions of Law and Order contained herein the Planning and Zoning Commission recommends approval of Case # RZ , a request to rezone parcel R & R32979 approximately acres, from an A (Agricultural) zone to an R-1 (Single Family Residential) zone. APPROVED this day of, 2018 PLANNING AND ZONING COMMISSION CANYON COUNTY, IDAHO State of Idaho ) County of Canyon County ) SS Richard Hall, Chairman On this day of, in the year 2018 before me, a notary public, personally appeared, personally known to me to be the person whose name is subscribed to the within instrument, and acknowledged to me that he(she) executed the same. Notary: My Commission Expires: Lonestar Land, LLC. EXHIBIT 1 RZ Page 5 of 4
12 Applicant s Letter of Intent: Lonestar Land, LLC. EXHIBIT 2 RZ
13 Lonestar Land, LLC. EXHIBIT 2 RZ
14 Lonestar Land, LLC. EXHIBIT 2 RZ
15 Lonestar Land, LLC. EXHIBIT 2 RZ
16 Applicant s Site Plan: Lonestar Land, LLC. EXHIBIT 3 PH
17 Lonestar Land, LLC. EXHIBIT 4 PH
18 Lonestar Land, LLC. EXHIBIT 4 PH
19 Lonestar Land, LLC. EXHIBIT 5 PH
20 Lonestar Land, LLC. EXHIBIT 6 PH
21 Lonestar Land, LLC. EXHIBIT 7 PH
22 Lonestar Land, LLC. EXHIBIT 8 PH
23 Lonestar Land, LLC. PH EXHIBIT 8A
24 Lonestar Land, LLC. EXHIBIT 9 PH
25 Lonestar Land, LLC. EXHIBIT 10 PH
26 Lonestar Land, LLC. EXHIBIT 11 PH
27 Lonestar Land, LLC. EXHIBIT 12 PH
28 Lonestar Land, LLC. EXHIBIT 13 PH
29 Lonestar Land, LLC. RZ EXHIBIT 14
30 Lonestar Land, LLC. RZ EXHIBIT 15
31 Lonestar Land, LLC. RZ EXHIBIT 16
32 Lonestar Land, LLC. RZ EXHIBIT 17
33 Lonestar Land, LLC. RZ EXHIBIT 17
34 Lonestar Land, LLC. RZ EXHIBIT 18
35 Lonestar Land, LLC. RZ EXHIBIT 18
36 Lonestar Land, LLC. RZ EXHIBIT 18
37 Lonestar Land, LLC. RZ EXHIBIT 19
38 Lonestar Land, LLC. RZ EXHIBIT 20
39 Lonestar Land, LLC. RZ EXHIBIT 20
40 Lonestar Land, LLC. RZ EXHIBIT 20
41 Lonestar Land, LLC. RZ EXHIBIT 20
42 Lonestar Land, LLC. RZ EXHIBIT 20
43 Lonestar Land, LLC. RZ EXHIBIT 21
44 Lonestar Land, LLC. RZ EXHIBIT 21
45 Lonestar Land, LLC. RZ EXHIBIT 21
46 EXHIBIT 22 Large Aerial Photo Will be on display at public hearing Lonestar Land, LLC. RZ EXHIBIT 22
47 Lonestar Land, LLC. RZ EXHIBIT 23
STAFF REPORT. To: Planning Commission Meeting date: April 12, 2017 Item: UN Prepared by: Robert Eastman
# 5 ) UN-15-17 LA SIERRA AUTO SALES SPECIAL USE PERMIT VEHICLE SALES PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: April 12, 2017 Item: UN-15-17 Prepared by: Robert Eastman GENERAL
More informationTRAFFIC DEPARTMENT 404 EAST WASHINGTON BROWNSVILLE, TEXAS City of Brownsville Speed Hump Installation Policy
A. GENERAL Speed humps are an effective and appropriate device for safely reducing vehicle speeds on certain types of streets when installed accordance with the provisions of this policy. In order for
More informationSTAFF REPORT # CHANGE OF ZONING
STAFF REPORT #17-2000-0007 CHANGE OF ZONING PLANNING COMMISSION MEETING DATE: November 16, 2017 (Applicant Provided Materials / Traffic Study = Blue) 1. APPLICATION: A public hearing for an application
More informationApril 18, Mr. David Schmit, County Manager Arapahoe County 5334 S. Prince Street Littleton, CO Conoco Phillips Section 6 Swan Well
April 18, 2018 Mr. David Schmit, County Manager Arapahoe County 5334 S. Prince Street Littleton, CO 80120 Re: Conoco Phillips Section 6 Swan Well Dear David, It is our understanding that Conoco Phillips
More informationSPEED HUMP POLICY and PROCEDURES for RESIDENTIAL AREAS
SPEED HUMP POLICY and PROCEDURES for RESIDENTIAL AREAS City of Panama City, Florida Public Works Department 9 Harrison Avenue Panama City, Florida 32401 Phone: (850) 872-3015 Effective 1/22/08 Table of
More informationCONCEPTUAL UTILITY REPORT FOR THE CANYONS PHASE 1 CITY OF CASTLE PINES, CO
CONCEPTUAL UTILITY REPORT FOR THE CANYONS PHASE 1 CITY OF CASTLE PINES, CO PREPARED FOR: SHEA HOMES 9380 STATION ST., SUITE 600 LONE TREE, CO 80124 PHONE: 303-791-8180 CONTACT: RYAN MCDERMED PREPARED BY:
More information11 October 12, 2011 Public Hearing APPLICANT:
11 October 12, 2011 Public Hearing APPLICANT: CARING TRANSITIONS PROPERTY OWNER: HARDEE REALTY CORPORATION REQUEST: Conditional Use Permit (motor vehicle rental) STAFF PLANNER: Leslie Bonilla ADDRESS /
More informationMarion County Board of County Commissioners
Marion County Board of County Commissioners Office of the County Engineer 412 SE 25th Ave. Ocala, FL 34471 Phone: 352-671-8686 Fax: 352-671-8687 DEVELOPMENT REVIEW COMMITTEE WAIVER REQUEST FORM Date: 08/04/2016
More informationFINAL UTILITY REPORT Eastcreek Farm Thornton, CO
FINAL UTILITY REPORT Eastcreek Farm Thornton, CO October 14, 2016 JN: 13049 Prepared for: York 80, LLC 12460 1 st Street Eastelake, CO 80614 P: 303.457.2966 Prepared by: Jansen Strawn Consulting Engineers
More informationMAP OR PHOTO. Public Meeting & Open House July 23, Project Roadway Limits From: FM 1957 To: FM 471. Counties Bexar & Medina
Public Meeting & Open House July 23, 2013 Project Roadway Limits From: FM 1957 To: FM 471 MAP OR PHOTO Counties Bexar & Medina 1 I. Project History II. III. IV. Project Overview Project Alternatives Response
More informationAccess Management Standards
Access Management Standards This section replaces Access Control Standards on Page number 300-4 of the Engineering Standards passed February 11, 2002 and is an abridged version of the Access Management
More information3. Site Information: Address: TBD Location: Southeast corner of Meridian Rd and Old Meridian Rd Size: 2.48 acres Zoning: CR Commercial Regional
Address Address Re: Les Schwab Tire Center New Construction Meridian Crossing Lots 3 & 4 Phantom II Partners LLC, 1. This letter is being sent to you because Galloway & Company, Inc. is proposing a land
More informationOperations Center FAQs
RICHARDSON INDEPENDENT SCHOOL DISTRICT Where all students learn, grow and succeed Operations Center FAQs Richardson ISD is constructing an operations center on vacant district land between Greenville Avenue
More informationParking Management Element
Parking Management Element The State Transportation Planning Rule, adopted in 1991, requires that the Metropolitan Planning Organization (MPO) area implement, through its member jurisdictions, a parking
More information5 June 12, 2013 Public Hearing APPLICANT: BARTON HERITAGE, LLC T/A SANDBRIDGE BEACH BUGGIES PROPERTY OWNER: LOWER 40, LLC
REQUEST: Conditional Use Permit (motor vehicle rentals low speed vehicles) ADDRESS / DESCRIPTION: 3713 Sandpiper Road 5 June 12, 2013 Public Hearing APPLICANT: BARTON HERITAGE, LLC T/A SANDBRIDGE BEACH
More information10 May 14, 2014 Public Hearing
10 May 14, 2014 Public Hearing APPLICANT: PROPERTY OWNER: AEGEAN ASSOCIATES CUP-Truck and Trailer Rentals STAFF PLANNER: Kristine Gay REQUEST: Conditional Use Permit for Truck and Trailer Rentals ADDRESS
More informationTown of Londonderry, New Hampshire NH Route 28 Western Segment Traffic Impact Fee Methodology
Town of Londonderry, New Hampshire NH Route 28 Western Segment Traffic Impact Fee Methodology Prepared by the Londonderry Community Development Department Planning & Economic Development Division Based
More information# TO: FROM: PREPARED BY: DATE: SUBJECT:
Agenda Item # TO: Metropolitan Planning Commissioners FROM: Jeff Welch, MPC Interim Executive Director PREPARED BY: Dave Hill, MPC Deputy Director DATE: March 12, 2015 SUBJECT: Knox County Zoning Ordinance
More informationLake County Building Department
Lake County Building Department P.O. Box 513 505 Harrison Avenue Leadville, CO 80461 (719) 486-2875 Fax (719) 486-4179 Driveway Permit (Resolutions 98-15 and 98-35) PERMIT: To connect a driveway or parking
More informationSPEED CUSHION POLICY AND INSTALLATION PROCEDURES FOR RESIDENTIAL STREETS
SPEED CUSHION POLICY AND INSTALLATION PROCEDURES FOR RESIDENTIAL STREETS CITY OF GRAND PRAIRIE TRANSPORTATION SERVICES DEPARTMENT SPEED CUSHION INSTALLATION POLICY A. GENERAL Speed cushions are an effective
More informationDecision D ATCO Electric Ltd. Decommissioning of Transmission Line 6L82
Decision 21447-D01-2016 August 23, 2016 Decision 21447-D01-2016 Proceeding 21447 Application 21447-A001 August 23, 2016 Published by the: Fifth Avenue Place, Fourth Floor, 425 First Street S.W. Calgary,
More informationTurnpike Mitigation Program Application
Ohio Department of Transportation & Ohio Turnpike and Infrastructure Commission Turnpike Mitigation Program Application Please note the following eligibility criteria: 1) Projects must be sponsored by
More informationCHAPTER 9: VEHICULAR ACCESS CONTROL Introduction and Goals Administration Standards
9.00 Introduction and Goals 9.01 Administration 9.02 Standards 9.1 9.00 INTRODUCTION AND GOALS City streets serve two purposes that are often in conflict moving traffic and accessing property. The higher
More information2 MAJOR MACKENZIE DRIVE WEST JOG ELIMINATION AT HUNTINGTON ROAD CITY OF VAUGHAN
2 MAJOR MACKENZIE DRIVE WEST JOG ELIMINATION AT HUNTINGTON ROAD CITY OF VAUGHAN The Transportation Services Committee recommends the adoption of the recommendations contained in the following report dated
More informationDRIVEWAY STANDARDS EXHIBIT A. The following definition shall replace the definition of driveway in Section 62:
1365 S. Camino del Rio Durango, CO 81303 970-382-6363 DRIVEWAY STANDARDS Resolution 2014-40 EXHIBIT A The following definition shall replace the definition of driveway in Section 62: Driveway means a roadway,
More informationLEGAL DESCRIPTION REZONE PARCEL
Certco, Inc. 5321 Verona Road Madison, WI 53711 LEGAL DESCRIPTION REZONE PARCEL A part of the Southwest Quarter of the Southwest Quarter of Section 05, Township 06 North, Range 09 East, City of Fitchburg,
More informationCitizens Committee for Facilities
Citizens Committee for Facilities AGENDA Thursday, December 11, 2014 City Council Chambers 305 3 rd Avenue East -Twin Falls, Idaho 11:30 A.M. AGENDA ITEMS Purpose By 1. Discussion and possible action on
More informationSH 249 PUBLIC MEETING DESIGN CHANGES FROM FM 2920 TO HARDIN STORE ROAD
SH 249 PUBLIC MEETING DESIGN CHANGES FROM FM 2920 TO HARDIN STORE ROAD Lone Star College, Tomball Campus December 8, 2015 Open House 5:30-7:30 pm National Environmental Policy Act The environmental review,
More informationCASE NUMBER: 15SN0627 APPLICANT: Stafford H. Cassell
CASE NUMBER: 15SN0627 APPLICANT: Stafford H. Cassell STAFF S ANALYSIS AND RECOMMENDATION CHESTERFIELD COUNTY, VIRGINIA Magisterial District: CLOVER HILL Board of Supervisors (BOS) Public Hearing Date:
More informationAttachment D Environmental Justice and Outreach
Attachment D Environmental Justice and Outreach ATTACHMENT D Environmental Justice and Outreach Indicate whether the project will have disproportionately high and adverse impacts on minority or low income
More informationTown of Vermont Driveway Permit Ordinance
Town of Vermont Driveway Permit Ordinance 4.00 TITLE AND PURPOSE The title of this ordinance is the Town of Vermont Driveway Permit Ordinance. The purpose is to regulate the establishment, repair, construction,
More informationCity Council. DATE: October 6, SUBJECT: PCR # B-4 Culinary Arts and Hospitality District Text
TO: City Council DATE: SUBJECT: PCR #16-008 B-4 Culinary Arts and Hospitality District Text BACKGROUND PCR #16-009 Food Truck Regulations PCR #16-010 B-4 Culinary Arts and Hospitality District Rezoning
More informationDecision D ATCO Electric Ltd. Decommissioning of Transmission Line 6L79. October 18, 2016
Decision 21481-D01-2016 October 18, 2016 Alberta Utilities Commission Decision 21481-D01-2016 Proceeding 21481 Application 21481-A001 October 18, 2016 Published by the: Alberta Utilities Commission Fifth
More informationRequests Conditional Use Permit (Open Air Market) Staff Recommendation Approval. Staff Planner Kristine Gay
Applicant Property Owner Runnymede Corp. Public Hearing April 12, 2017 City Council Election District Beach Agenda Item 10 Requests Conditional Use Permit (Open Air Market) Staff Recommendation Approval
More informationPUBLIC INFRASTRUCTURE PROJECTS
PUBLIC INFRASTRUCTURE PROJECTS FM 664 / OVILLA ROAD WIDENING & IMPROVEMENTS FM 664 / OVILLA ROAD CONNECTS US 287 WITH I-45 (SOURCE: TEXAS DEPARTMENT OF TRANSPORTATION. 2016 FM 664 / OVILLA ROAD WIDENING
More informationDirector of Building and Deputy Chief Building Official. 1. North York Community Council approve the request for sign variance at 515 Drewry Avenue.
STAFF REPORT ACTION REQUIRED Sign Variance 515 Drewry Avenue (New Application & Report) Date: October 19, 2009 To: From: Wards: Reference Number: North York Community Council Director of Building and Deputy
More informationCedar View Subdivision No. 2 Hillcrest Dr. Montrose, Colorado 81401
Cedar View Subdivision No. 2 Hillcrest Dr. 81401 Property Information Packet John Renfrow * Jim Renfrow M b f Renfrow Realty Member of: Rocky Mountain Commercial Brokers www.rmcbrokers.com Page 1 Executive
More informationPUBLIC UTILITY DISTRICT NO. 1 OF CHELAN COUNTY
Fees and Charges PUBLIC UTILITY DISTRICT NO. 1 OF CHELAN COUNTY 1 Fees and Charges SECTION TABLE OF CONTENTS PAGE TABLE OF CONTENTS... 2 DELEGATED AUTHORITY... 3 ELECTRICAL FEES AND CHARGES... 4 ENGINEERING
More informationPlan Check Policies and Guidelines
VIII. TRAFFIC SIGNING AND STRIPING PLANS A. INTRODUCTION Traffic signing and striping plans are required for all General Plan Roads and any roadway that is 56-foot wide curb-to-curb (78 R/W) or wider.
More informationTax Increment Reinvestment Zone #1 City of Kaufman, Texas
Tax Increment Reinvestment Zone #1 City of Kaufman, Texas PRELIMINARY PROJECT AND FINANCING PLAN DECEMBER 2015 Foreword Table of Contents Introduction TIRZ Boundary Current Conditions & Ownership Proposed
More informationTYPICAL DRIVEWAY CONSTRUCTION PER DOUGLAS COUNTY REGULATIONS AND POLICIES
TYPICAL DRIVEWAY CONSTRUCTION PER DOUGLAS COUNTY REGULATIONS AND POLICIES This document is a summary of the Douglas County regulations and policies for constructing residential driveways. It is intended
More informationAlberta Electric System Operator Needs Identification Document Application. Mowat 2033S Substation
Decision 21781-D01-2016 Alberta Electric System Operator Needs Identification Document Application Facility Applications September 7, 2016 Alberta Utilities Commission Decision 21781-D01-2016: Alberta
More informationPublic Information Workshop
Public Information Workshop Charlotte County-Punta Gorda MPO - Meeting Rooms A and B March 29, 2018 Welcome to the Public Information Workshop for Harborview Road Project Development and Environment (PD&E)
More informationGAINESVILLE PLANNING AND APPEALS BOARD MINUTES OF MEETING OCTOBER 8, 2013
GAINESVILLE PLANNING AND APPEALS BOARD MINUTES OF MEETING OCTOBER 8, 2013 CALL TO ORDER Members Present: Members Absent: Staff Present: Others Present: Chairman @ 5:30 p.m. Chairman Dean Dadisman, Vice
More informationBOARD OF SUPERVISORS BUSINESS MEETING ACTION ITEM. Design Endorsement for Sterling Boulevard Extension
Date of Meeting: July 20, 2017 # 6 BOARD OF SUPERVISORS BUSINESS MEETING ACTION ITEM SUBJECT: ELECTION DISTRICT: CRITICAL ACTION DATE: STAFF CONTACTS: Design Endorsement for Sterling Boulevard Extension
More informationPOLICIES FOR THE INSTALLATION OF SPEED HUMPS (Amended May 23, 2011)
(Amended May 23, 2011) 1. Speed humps are an appropriate mechanism for reducing speeds on certain streets in Pasadena when properly installed under the right circumstances. 2. Speed humps can be considered
More informationTOWN OF PRIMROSE DANE COUNTY, WI DRIVEWAY ORDINANCE
TOWN OF PRIMROSE DANE COUNTY, WI DRIVEWAY ORDINANCE 1.01 PURPOSE The purpose of this Ordinance is to regulate the establishment, construction, improvement, modification, or the reworking of a driveway
More informationTraffic Impact Statement (TIS)
Traffic Impact Statement (TIS) Vincentian PUDA Collier County, FL 10/18/2013 Prepared for: Global Properties of Naples Prepared by: Trebilcock Consulting Solutions, PA 2614 Tamiami Trail N, Suite 615 1205
More informationFresno County. Sustainable Communities Strategy (SCS) Public Workshop
Fresno County Sustainable Communities Strategy (SCS) Public Workshop Project Background Senate Bill 375 Regional Transportation Plan (RTP) Greenhouse gas emission reduction through integrated transportation
More informationRe: Amend Sections and File No ZA Marcus Lotson, Development Services Planner
Page 1 To: From: The Planning Commission MPC Staff Date: April 5, 2016 Subject: Re: Amend Sections 8-3082 and 8-3090 Marcus Lotson, Development Services Planner Issue: Proposed amendments to the zoning
More information# BP Gas Station Special Use Permit Amendment for Signs Project Review for Planning and Zoning Commission
#2011-40 BP Gas Station Special Use Permit Amendment for Signs Project Review for Planning and Zoning Commission Meeting Date: October 5, 2011 Requests: Location: Acreage: Zoning: Surrounding Properties:
More informationKendall Drive Premium Transit PD&E Study Project Kick-Off Meeting SR 94/Kendall Drive/SW 88 Street Project Development and Environment (PD&E) Study
Florida Department of Transportation District Six Kendall Drive Premium Transit PD&E Study Project Kick-Off Meeting SR 94/Kendall Drive/SW 88 Street Project Development and Environment (PD&E) Study What
More information101, 111 and 129 St. Clair Avenue West Part Lot Control Exemption Application Final Report
STAFF REPORT ACTION REQUIRED 101, 111 and 129 St. Clair Avenue West Part Lot Control Exemption Application Final Report Date: April 20, 2015 To: From: Wards: Reference Number: Toronto and East York Community
More informationMar. 11, 2010 PL Ontario Municipal Board Commission des affaires municipales de l Ontario
ISSUE DATE: Mar. 11, 2010 PL050096 Ontario Municipal Board Commission des affaires municipales de l Ontario Edelbrock Bros. Limited, William Matthews and Allto Investments Holdings Inc. appealed to the
More informationPUBLIC UTILITY DISTRICT NO. 1 OF CHELAN COUNTY
Fees and Charges PUBLIC UTILITY DISTRICT NO. 1 OF CHELAN COUNTY 1 SECTION TABLE OF CONTENTS Fees and Charges PAGE TABLE OF CONTENTS... 2 DELEGATED AUTHORITY... 3 ELECTRICAL FEES AND CHARGES... 4 SERVICE
More informationGATTIS SCHOOL RD / SH 130 SUBDIVISION
AMISTAD DR MEADOWILD DR NO. DESCRIPTION INDEX ROYAL BURGESS DR. E NAKOMA SITE SH 130 CITY LIMITS LITTLE LAKE RD KAATZ LN ESTATE DR DANA DR MARJORIE DR 1 COVER 2 PRELIMINARY PLAT 3 EXISTING CONDITIONS 4
More informationTransportation Statistical Data Development Report BAY COUNTY 2035 LONG RANGE TRANSPORTATION PLAN
Transportation Statistical Data Development Report BAY COUNTY 2035 LONG RANGE TRANSPORTATION PLAN Prepared for Bay County Transportation Planning Organization and The Florida Department of Transportation,
More informationCITY OF DECATUR, TEXAS Development Services 1601 S. State Street Decatur, TX (940) voice (940) fax
CITY OF DECATUR, TEXAS Development Services 1601 S. State Street Decatur, TX 76234 (940) 393-0250 voice (940) 626-4629 fax AGENDA Planning and Zoning Commission and City Council Joint Workshop* Monday,
More informationTurnpike Mitigation Program Application
Ohio Department of Transportation & Ohio Turnpike and Infrastructure Commission Turnpike Mitigation Program Application Please note the following eligibility criteria: 1) Projects must be sponsored by
More informationPUBLIC UTILITY DISTRICT NO. 1 OF CHELAN COUNTY
Fees and Charges PUBLIC UTILITY DISTRICT NO. 1 OF CHELAN COUNTY 1 Fees and Charges SECTION TABLE OF CONTENTS PAGE TABLE OF CONTENTS... 2 DELEGATED AUTHORITY... 3 ELECTRICAL FEES AND CHARGES... 4 PRE-DESIGN
More information±25,934 SF C-3 ZONED PAD
±25,934 SF C-3 ZONED PAD SOUTH 5TH AVENUE, TUCSON, ARIZONA CONTACT US DAVE VOLK Vice President +1 520 323 5102 david.volk@cbre.com BRUCE SUPPES Vice President +1 520 323 5155 bruce.suppes@cbre.com PROPERTY
More informationCommunity Advisory Committee. October 5, 2015
Community Advisory Committee October 5, 2015 1 Today s Topics Hennepin County Community Works Update Project Ridership Estimates Technical Issue #4:Golden Valley Rd and Plymouth Ave Stations Technical
More informationRequest Modification of Conditions (Motor Vehicle Rentals) Staff Recommendation Approval. Staff Planner Jonathan Sanders
Applicant & Owner Public Hearing March 14, 2018 City Council Election District Centerville Agenda Item 4 Request Modification of Conditions (Motor Vehicle Rentals) Staff Recommendation Approval Staff Planner
More informationDirector of Building and Deputy Chief Building Official
STAFF REPORT ACTION REQUIRED Sign Variance 515 Drewry Avenue Date: September 22, 2009 To: From: Wards: Reference Number: North York Community Council Director of Building and Deputy Chief Building Official
More informationRequest Conditional Use Permit (Motor Vehicle Rentals) Staff Recommendation Approval. Staff Planner Jonathan Sanders
Applicant & Property Owner Public Hearing August 9, 2017 City Council Election District Centerville Agenda Item 1 Request Conditional Use Permit (Motor Vehicle Rentals) Staff Recommendation Approval Staff
More informationTable of Contents INTRODUCTION... 3 PROJECT STUDY AREA Figure 1 Vicinity Map Study Area... 4 EXISTING CONDITIONS... 5 TRAFFIC OPERATIONS...
Crosshaven Drive Corridor Study City of Vestavia Hills, Alabama Table of Contents INTRODUCTION... 3 PROJECT STUDY AREA... 3 Figure 1 Vicinity Map Study Area... 4 EXISTING CONDITIONS... 5 TRAFFIC OPERATIONS...
More informationLCPS Valley Service Center
Traffic Impact Study LCPS Valley Service Center Loudoun County, Virginia November 4, 2015 Prepared For: Loudoun County Public Schools 21000 Education Court Ashburn, VA 20148 Prepared by: 1140 Connecticut
More informationDEVELOPMENT AGREEMENT APPLICATION MULTI-UNIT RESIDENTIAL DEVELOPMENT FOURTH STREET NEAR BEDFORD HIGHWAY SUBMITTED BY: LYDON LYNCH ARCHITECTS
DEVELOPMENT AGREEMENT APPLICATION MULTI-UNIT RESIDENTIAL DEVELOPMENT FOURTH STREET NEAR BEDFORD HIGHWAY NOVEMBER 30, 2017 SUBMITTED BY: LYDON LYNCH ARCHITECTS TABLE OF CONTENTS LETTER OF INTRODUCTION PROJECT
More informationPlan Check Policies and Guidelines
Plan Check Policies and Guidelines VII. A. INTRODUCTION Traffic signing and striping plans are required for all General Plan Roads and any roadway that is 56-foot wide curb-to-curb (78 R/W) or wider. Transportation
More informationAMENDED CULVERT POLICY WITH MAIL BOX POLICY
AMENDED CULVERT POLICY WITH MAIL BOX POLICY REVISED MARCH 28, 2017 COMMISSIONERS COURT ORDER NO. 17-03-168 POLICY ACCEPTANCE AGREEMENT This page is to be signed by the Requesting Party and returned in
More informationPOLICY AND PROCEDURE FOR SPEED HUMP INSTALLATION. Effective Date: July 10, 2013
CITY OF MORENO VALLEY DEPARTMENT OF PUBLIC WORKS TRANSPORTATION ENGINEERING DIVISION Administration Policy #A-14A POLICY AND PROCEDURE FOR SPEED HUMP INSTALLATION Effective Date: July 10, 2013 Approved
More informationDRIVEWAY/APPROACH PERMIT APPLICATION Applicant Type: Architect/Engineer Contractor Owner
DRIVEWAY/APPROACH PERMIT APPLICATION Applicant Type: Architect/Engineer Contractor Owner Lake Elmo City Hall 651-747-3900 3880 Laverne Avenue North Lake Elmo, MN 55042 Project Address: Property Owner:
More informationZEV COHEN & ASSOCIATES. INC. Main Office: Ormond Beach St. Augustine Amelia Island Edgewater
ZEV COHEN & ASSOCIATES. INC. Main Office: Ormond Beach St. Augustine Amelia Island Edgewater 300 Interchiange Blvd., Suite C Ormond Beach, FL 32174 386-677-2482 Fax: 386-677-2505 Website: www.zevcohen.com
More informationPurpose: General Provisions:
10-19-1 Purpose: The purpose of off-street parking requirements is to promote traffic/pedestrian safety and efficiency and to minimize hard surfaced areas to reduce storm water run-off and visual impacts
More informationCOUNTY ROAD SPEED LIMITS. Policy 817 i
Table of Contents COUNTY ROAD SPEED LIMITS Policy 817.1 PURPOSE... 1.2 APPLICABILITY... 1.3 DEFINITIONS... 1.4 STATE ENABLING LEGISLATION... 2.5 SPEED LIMITS ON COUNTY ROADS (CCC 11.04)... 2.6 ESTABLISHING
More informationresidents of data near walking. related to bicycling and Safety According available. available. 2.2 Land adopted by
2. Assessment of Current Conditions and Needs In order to prepare a plan to reach the vision desired by the residents of Texarkana, it is first necessary to ascertain the current situation. Since there
More informationAdditional $200 Speeding Fine Signs
CITY OF CHARLOTTESVILLE, VIRGINIA CITY COUNCIL AGENDA Agenda Date: June 18, 2007 Action Required: Presenter: Staff Contacts: Title: Adopt Ordinance Jeanie Alexander, P.E. Jeanie Alexander Additional $200
More informationCORE AREA SPECIFIC PLAN
only four (A, B, D, and F) extend past Eighth Street to the north, and only Richards Boulevard leaves the Core Area to the south. This street pattern, compounded by the fact that Richards Boulevard is
More informationEnvironmental Assessment Derry Road and Argentia Road Intersection
Air and Noise Study Environmental Assessment Derry Road and Argentia Road Intersection Project 11-4295 City of Mississauga, Region of Peel October 17, 2014 1 Region of Peel Environmental Assessment for
More informationCity of San Juan Capistrano Agenda Repo_rt
10/3/2017 City of San Juan Capistrano Agenda Repo_rt 01 TO: Honorable Mayor and Members of the City Council FROM: ~n Siegel, City Manager SUBMITTED BY: Joel Rojas, Development Services Direct~ PREPARED
More informationTECHNICAL MEMORANDUM. Part A: Introduction
TECHNICAL MEMORANDUM To: David J. Decker Decker Properties, Inc. 5950 Seminole Centre Ct. Suite 200 Madison, Wisconsin 53711 608-663-1218 Fax: 608-663-1226 www.klengineering.com From: Mike Scarmon, P.E.,
More informationCity of San Juan Capistrano Agenda Report
City of San Juan Capistrano Agenda Report 10/17/2017 ES TO: FROM: Honorable Mayor and Members of the City Council ~n Siegel, City Manager SUBMITTED BY: DATE: SUBJECT: Maria Morris, City Clerk W\M October
More informationAPPENDIX VMT Evaluation
APPENDIX 2.7-2 VMT Evaluation MEMORANDUM To: From: Mr. Jonathan Frankel New Urban West, Incorporated Chris Mendiara LLG, Engineers Date: May 19, 2017 LLG Ref: 3-16-2614 Subject: Villages VMT Evaluation
More informationFOR SALE Acres Improved Agricultural Land Former Aquaculture Facility in Martin County, Florida SW Martin Highway, Indiantown, FL 34956
FOR SALE + 40 Acres Improved Agricultural Land Former Aquaculture Facility in Martin County, Florida N 22205 SW Martin Highway, Indiantown, FL 34956 www.tccommercialre.com For More Information Contact:
More informationTRAFFIC CALMING PROGRAM
TRAFFIC CALMING PROGRAM PROGRAM BASICS Mount Pleasant Transportation Department 100 Ann Edwards Lane Mt. Pleasant, SC 29465 Tel: 843-856-3080 www.tompsc.com The Town of Mount Pleasant has adopted a traffic
More informationTIMBERVINE TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO JANUARY Prepared for:
TIMBERVINE TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO JANUARY 2014 Prepared for: Hartford Companies 1218 W. Ash Street Suite A Windsor, Co 80550 Prepared by: DELICH ASSOCIATES 2272 Glen Haven Drive
More informationOpen House. Highway212. Meetings. Corridor Access Management, Safety & Phasing Plan. 5:30 to 6:30 p.m. - Southwest Corridor Transportation Coalition
Welcome Meetings 5:30 to 6:30 p.m. - Southwest Corridor Transportation Coalition 6:30 to 8:00 p.m. - Open House Why is Highway 212 Project Important? Important Arterial Route Local Support Highway 212
More informationTransportation Sustainability Program
Transportation Sustainability Program Photo: Sergio Ruiz San Francisco 2016 Roads and public transit nearing capacity Increase in cycling and walking despite less than ideal conditions 2 San Francisco
More informationTELLER COUNTY PLANNING COMMISSION Regular Meeting: Tuesday July 11, 2017
TELLER COUNTY PLANNING COMMISSION Regular Meeting: Tuesday July 11, 2017 Agenda Item II Consideration of a request by the Cripple Creek & Victor Gold Mining Company (CC&V) to amend the Teller County Zone
More informationProject Location. Purpose and Need for Action. File Code: 1950 Date: September 14, Dear Interested Party,
United States Department of Agriculture Forest Service Idaho Panhandle National Forests Sandpoint Ranger District 1602 Ontario Street Sandpoint, ID 83864 File Code: 1950 Date: September 14, 2016 Dear Interested
More informationTRAFFIC MANAGEMENT STANDARDS CITY OF GARLAND TRANSPORTATION DEPARTMENT
TRAFFIC MANAGEMENT STANDARDS CITY OF GARLAND TRANSPORTATION DEPARTMENT JUNE 1996 TABLE OF CONTENTS 1.0 Street Design Standards 1.1 Right-of-Way Requirements 1.2 Median Openings 1.3 Sidewalks 1.4 Traffic
More informationI-820 (East) Project Description. Fort Worth District. Reconstruct Southern I-820/SH 121 Interchange
I-820 (East) Project Description Fort Worth District Reconstruct Southern I-820/SH 121 Interchange I-820 from approximately 2,000 feet north of Pipeline Road/Glenview Drive to approximately 3,200 feet
More informationExecutive Summary. Treasure Valley High Capacity Transit Study Priority Corridor Phase 1 Alternatives Analysis October 13, 2009.
Treasure Valley High Capacity Transit Study Priority Corridor Phase 1 Alternatives Analysis October 13, 2009 Background As the Treasure Valley continues to grow, high-quality transportation connections
More informationPurpose and Need Report
Purpose and Need Report State Highway (SH) 29 From Southwestern Boulevard to SH 95 Williamson County, Texas (CSJ: 0337-02-045) Prepared by Blanton & Associates, Inc. Date: November, 2015 The environmental
More informationTurnpike Mitigation Program Application
Ohio Department of Transportation - Ohio Turnpike Infrastructure Commission Turnpike Mitigation Program Application The application has been improved to enable project sponsors to save the application
More informationJCP&L Verbatim Response to Middletown Township s Questions
JCP&L Verbatim Response to Middletown Township s Questions Township officials sent 13 questions about the proposed Monmouth County Reliability Project to JCP&L on June 10 th. JCP&L provided direct responses
More informationCharacterization of Combined Use of County Road Segment
Department of Public Works Inyo County, California Characterization of Combined Use of County Road Segment Segment Name: _Lone Pine No. 1_ Purpose: Which of the following does the combined-use segment
More informationLetter EL652 City of Mercer Island. Page 1. No comments n/a
Letter EL652 City of Mercer Island Page 1 No comments n/a Page 2 Response to comment EL652 1 Section 4.5.3 of the Final EIS presents the range of potential impacts of the project. This project also lists
More informationTechnical Memorandum
To: Copy: From: Wally Dubyk Jennifer Murray André Sponder/Christopher Gordon, P.Eng. Re: Southminster Church 1040 Bank Street Residential Development Parking Review Technical Memorandum Date: Project:
More informationCounty of Sonoma State of California
County of Sonoma State of California Item Number: 56 Date: May 19, 2015 Resolution Number: 15-0023 ORD14-0004 Amy Lyle 4/5 Vote Required Resolution Of The Board Of Supervisors Of The County Of Sonoma,
More information