This document discusses site plan review procedures. It explains that site plan review authority comes from state zoning laws and local zoning bylaws. The purpose of site plan review is to regulate land use through establishing conditions rather than prohibiting uses. Site plan review addresses layout, design, safety and environmental issues. Conditions imposed must relate to the project and regulating boards include planning boards. Procedures like public hearings and documentation of decisions are also discussed.
Historic Preservation as a Catalyst for City Revitalization, Economic Development & Tourism Development
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This presentation is made for my report in Basic Geography Class
Historic Preservation as a Catalyst for City Revitalization, Economic Development & Tourism Development
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It will give you a fundamentals on different types of map and an introduction on topographic mapping.
This presentation is made for my report in Basic Geography Class
TLE 9 (Technical Drafting) - Theory and Concepts of Site Development PlanJuan Miguel Palero
It is a powerpoint presentation that discusses about the topic or lesson: Theory and Concepts of Site Development Plan. It also includes the definition, characteristics and examples of a Site Development Plan..
Designed to dramatically increase the amount of solar installed in Westchester County, Solarize Westchester supports our cities, towns and villages in the adoption of solar-friendly processes and helps residents and businesses install solar more easily and at a lower cost.
With the advent of increased urbanization of our downtowns, retail grocers and developers have responded to the opportunity with “the urban grocery store.”
Most projects are required to go through the MPC Approval Process depending on the type of project proposed. The MPC encourages all applicants to meet with MPC staff early in the process to ensure project feasibility and compatibility with UDC standards.
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Sense Levent Kagithane Catalog - Listing TurkeyListing Turkey
Sense Levent offers a luxurious living experience in the heart of Istanbul’s vibrant Levent district.
This cutting-edge development seamlessly integrates modern design with natural elements, featuring live evergreen plants maintained by an advanced irrigation system, ensuring lush greenery year-round.
The building’s elegant ceramic balconies are both stylish and durable, enhancing the overall aesthetic and functionality. Residents can enjoy the 700m Sky Lounge, which provides breathtaking views of Istanbul and a perfect space to relax and unwind.
Sense Levent promotes a healthy and active lifestyle with a full gym, swimming pool, sauna, and steam room, all available in the building. The interiors are crafted with high-quality materials, ensuring a luxurious and inviting living space.
Designed with young professionals in mind, Sense Levent features 1+1 and 2+1 units with smart floor plans and balconies. The project promises high investment returns, with an expected annual return of 6.5-7%, significantly above Istanbul’s average ROI.
Located in the rapidly growing and highly desirable Levent area, the development benefits from ongoing urban regeneration projects. Its prime location offers proximity to shopping malls, municipal buildings, universities, and public transportation, adding immense value to your investment.
Early investors can take advantage of discounted units during the construction phase, with an expected capital appreciation of +45% USD upon completion. Property Turkey provides comprehensive rental management services, ensuring a seamless and profitable investment experience.
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Sense Levent is more than just a residence; it’s a place where dreams and opportunities come to life. Contact us today to secure your place in this exclusive development and experience the best of Istanbul living. Sense Levent: Sense the Opportunity. Live the Dream.
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Rixos Tersane Istanbul Residences Brochure_May2024_ENG.pdfListing Turkey
Tersane Suites Residences is a luxurious real estate project located in the heart of Istanbul, next to the beautiful Golden Horn. This unique development offers hotel concept residences with Rixos management, making it the perfect choice for both homeowners and investors.
The Tersane Suites Residences offers a wide range of options, from studio apartments to spacious four-bedroom units, all designed to the highest standard. The suites are finished with high-quality materials and feature modern, open-plan living spaces, fully-equipped kitchens, and large balconies with stunning views of the city and sea.
One of the standout features of Tersane Suites Residences is the Rixos management, which provides a truly exclusive and upscale living experience. Residents will have access to a range of luxury amenities, including a fitness center, spa, and indoor and outdoor swimming pools. Plus, the on-site restaurants and cafes provide a taste of the local and international cuisine.
The Tersane Suites Residences also offers a great opportunity for investors, as it provides a rental guarantee program. This means that investors can enjoy a steady income stream, with the peace of mind that their property is being managed by a reputable and experienced team.
The location of Tersane Suites Residences is also unbeatable, with easy access to the city’s main transportation links and within close proximity to the historic center, making it the perfect base for exploring all that Istanbul has to offer.
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Recent Trends Fueling The Surge in Farmhouse Demand in IndiaFarmland Bazaar
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The KA Housing - Catalogue - Listing TurkeyListing Turkey
Welcome to KA Housing, a distinguished real estate development nestled in the heart of Eyüpsultan, one of Istanbul’s most promising districts.
Just 10 minutes from the bustling city center, Eyüpsultan offers a serene escape with the convenience of urban living. The direct metro line ensures seamless connectivity to all parts of Istanbul, making it an ideal location for residents who seek both tranquility and vibrancy.
KA Housing boasts unparalleled accessibility, with proximity to Istanbul Airport only 30 minutes away, facilitating easy international travel. Effortless city access is guaranteed by direct metro and transportation links to Istanbul’s cultural and commercial hubs. Quick access to key metro lines connects you to every corner of the city within minutes, making commuting and exploring the city hassle-free.
The development offers luxurious living spaces with a range of unit layouts from 1+1 to 4+1, designed with meticulous attention to detail. Each unit features balconies or terraces, providing stunning vistas of Istanbul and enhancing the living experience. High-quality materials and superior craftsmanship ensure durability and elegance, while sound-proof insulation and high ceilings (2.95 m) offer comfort and sophistication.
Residents of KA Housing enjoy exclusive on-site amenities, including a state-of-the-art gym, outdoor swimming pool, yoga area, and walking paths. Entertainment options abound with a private cinema, children’s playground, and a variety of dining options including a café and restaurant. Security and convenience are paramount with 24/7 security, a dedicated carpark garage, and an IP intercom system.
KA Housing represents a prime investment opportunity with limited availability in a high-demand area, ensuring enduring value and potential for lucrative returns. Homes in this development provide exceptional value without compromising on quality, offering affordable luxury for discerning buyers. The construction is of the highest quality, built to the latest seismic and disaster resistance standards, ensuring safety and resilience.
The community and surroundings of KA Housing are enriched by close proximity to prestigious universities such as Haliç University, Bilgi University, and Istanbul Ticaret University, making it an ideal location for students and academics. The development is adjacent to the Alibeyköy stream leading into the Halic waters, offering serene natural escapes amidst lush greenery. Residents can enjoy the cultural richness of the area, surrounded by historical and cultural landmarks that blend leisure, nature, and culture seamlessly.
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Discover Yeni Eyup Evleri 2, nestled among the rising values of Eyupsultan, offering the epitome of modern living in Istanbul.
With its spacious living areas, contemporary architecture, and meticulous details, Yeni Eyup Evleri 2 is poised to be the star of your happiest moments. Situated in the new favorite district of Eyupsultan, claim your spot and unlock the doors to a peaceful life alongside your loved ones. Nestled next to the historical and natural beauties of Eyupsultan, embrace the comfort of modern living and rediscover life.
Social Amenities:
Yeni Eyup 2 offers a life filled with joy with its green landscaping areas, gym, sauna, children’s play areas, café, outdoor pool, and basketball court. Reserve your place for unforgettable moments!
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With 1+1, 2+1, and 3+1 apartment options, Yeni Eyup Evleri 2 is designed with first-class materials and craftsmanship. The doors to a safe and comfortable life are here! Choose the option that suits you best and step into your dream home.
Project:
Yeni Eyup 2 is conveniently located, with Istanbul Airport just 26 minutes away, the Mecidiyeköy Metro Line 4 minutes away, and the Tram Stop 5 minutes away, making your life easier with its central location.
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Your home is positioned in a privileged location, providing easy access to the city center, shopping malls, restaurants, schools, and other important places.
Yeni Eyup 2 offers 1+1, 2+1, and 3+1 apartment options designed to meet different needs. Find an option suitable for every lifestyle and open the doors to a comfortable life in your dream home.
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Rams Garden Bahcelievler - Istanbul - ListingTurkeyListing Turkey
Implemented by Rams Global in Bahcelievler, the Rams Garden Bahcelievler Apartments includes 796 residences of different types from 2+1 to 5+1.
Next to the project, which will have 33 thousand square meters of green area, there will be 42 thousand 300 square meters of woodland. There will also be a 210-meter-long pond in the landscape of the project. There are 94.5 square meters of green space per flat.
Rams Garden Bahcelievler Apartments, which has 8 times more green space than the average of Istanbul with its 33 thousand square meters of green area located within a total of 75 thousand square meters, offers various housing options from 2+1 to 5+1.RAMS Garden has brought a lifeline to the construction industry.
Rams Global, which has signed projects in many places from Dubai to Phuket and delivered more than 20 thousand residences, is now starting new projects in Istanbul.
Rams Garden Bahcelievler is located 9 minutes from Metroport AVM, 5 minutes from Marmara Forum AVM, 12 minutes from Kazlıçeşme beach, 9 minutes from Yıldız Technical University, 7 minutes from Istinye University, 9 minutes from Ramada Hotel and Medicana Hospital.
https://listingturkey.com/property/rams-garden-bahcelievler-apartments/
1. Site Plan Review
Wayne Feiden, FAICP
Fall, 2012
For WayneCitizen Planner Training Collaborative
the Feiden, FAICP for Citizen Planner Training Collaborative
2. State Authority for Site Plan Review
Site Plan Review
Zoning Act: MGL c. 40A, §9 Home Rule Amendment:
Article 97, MA Constitution
Approved by Courts
(zoning act is silent)
Still need authority in local zoning
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
3. Site Plan (vs Special Permit)
• “Regulation of use, rather than its prohibition”
• Shape a project and create best design
– layout, appearance, safety and environmental
• E.g., parking, traffic, drainage, circulation,
roadway construction, signage, utilities,
screening, lighting, pedestrian and bicycle
accommodation
• Almost never to deny a project
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
4. Site Plan Review Boards
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•
•
Planning Board (usually most experienced)
Board of Selectmen/City Council (rare)
Zoning Board of Appeals (rare)
Building Inspector (older models)
Planning staff (technical issues, newer models)
Hybrid Board (e.g., Cape Cod)
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
5. Local Thresholds for Site Plan
• When other permits needed
– E.g., Special Permit or Variance
• Use other permits NOT needed (by-right use)
– E.g., building, parking lot, traffic thresholds
– Conditions before building permit can issue
– Cannot be used to deny the use
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
6. Site Plan Review Board
1. Reject site plan: fails to furnish information required
by zoning
2. Impose reasonable conditions: even at the expense
of the applicant, but not as indirect denial
3. Reject site plans ALMOST NEVER: “proper in
form, {site plan} may be so intrusive on the needs
of the public in one regulated aspect or another that
rejection by the board would be tenable.”
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
7. Minimum Procedural Safeguards
Provide applicant
1.
2.
3.
4.
5.
Opportunity for hearing, EVEN if not required
Opportunity to be heard and present evidence
Reasonable notice of time and place of hearing
Access to all facts on which the board may rely
Access to record of proceedings and evidence
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
8. Key Aspects of Site Plan
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•
Pedestrian and vehicular access and circulation
Parking and loading
Landscaping, screening and buffers
Lighting
Signage
Stormwater management
Water and wastewater systems
Architectural style and scale
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
9. Conditions may include:
•
•
•
•
•
•
•
•
•
•
•
•
• Connections to
Dumpster screening
sidewalks
Construction mitigation
• Sidewalk extensions
Limitations on signage
• Bicycle racks
Limits on vehicles
• Bicycle separation
Noise limits
• Hours of operation
Maintenance guarantees
• Police details during
Landscaping
heavy traffic periods
Parking spaces
Dust control
Sewer connection
Financial performance guarantee
HoursWayne Feiden, FAICP for Citizen Planner Training Collaborative
of operation
10. Vote
• Majority vote of those present, unless specified
otherwise in local zoning
• If proceedings are continued to various sessions,
upon municipal acceptance of M.G.L. c 39, s23D,
a member may miss one session and still vote if
that member certifies in writing that he/she has
reviewed all evidence from the missed session.
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
11. Time Lines and Grandfathering
• No court decisions yet
• Be specific in zoning
– Allow for mutually agreed upon extensions
• Typically follow special permit time line
• Freeze provision of M.G.L. c40A, §6
probably to not apply to site plan approval
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
12. Appeal of Site Plan Decisions
• Where connected to Special Permit or
Variance appeal connected to that permit
• Where connected to building permit,
appealable connected to that permit
• Where local zoning provides detail as to
proper procedure
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
14. Reading a Site Plan: Using a Scale
• Standard 3-sided Engineering Scale
• Two scales per side
10 1 inch=10 feet
20
1 inch=20 feet
30 1 inch=30 feet
40
1 inch=40 feet
50 1 inch=50 feet
60
1 inch=60 feet
• Anything else as a multiple of above
40 multiplied by 2= 80
1 inch= 80 feet
10 multiplied by 10=100
1 inch=100 feet
20 multiplied by 10=200
1 inch=200 feet
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
15. Using A Scale
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
16. Symbols are NOT universal: ASK if not clear
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
17. •
•
•
•
•
•
Plan Sheets
Locus plan: the project in context
Index plan: the entire project
Plan view: straight down
Profile view: cut-away view (e.g. underground)
Cross section: perpendicular to a run
Details: details on specific aspects
Title Block
Legend
Locus Map
Abutters
North Arrow
Scale
Certification of Designer (PE, PLS)
Wayne Feiden, FAICP for Citizen Planner Training Collaborative
Site plan review in conjunction with a special permit application is the earliest version of the device and remains quite common. This system operates by requiring both a special permit and site plan from the same board. The site plan is used to provide detailed information to the SPGA.
Where one board serves as SPGA and the other reviews site plans can be cumbersome. There is a potential for conflict. Conditions imposed by one board may be in conflict with conditions imposed by the other board.
As to this power the Appeals Court commented that this would typically be a case in which despite best efforts no form of reasonable conditions could be devised to satisfy the problem.
There has never been a case under this power and none are known at the lower court.
Boards are strongly advised to resist the temptation to deny site plans under this power unless the proposed use dwarfs the community’s capacity to handle it.
These safeguards are suggested where the local zoning bylaw does not require a public hearing.
If a site plan review is not conducted in conjunction with a special permit or variance application, can the site plan review board use MGL, Chapter 44, Section 53G to hire outside consultants? Probably not.
This is important because many of the above issues are highly technical.
Make it clear that the community must first accept M.G.L c 39, s23D. Otherwise the Board member that missed a session cannot vote on the application.
Instructor should guide class in completing the exercise.
Slide is hard to read from far away but each participant has a handout containing this exercise.
Instructor should refer to handout that was given to each participant for a list of additional legend items
Instructor should assist the class to find on the plan the items listed on this slide. The next slide shows the index plan with arrows pointing to these items.