This document proposes a 2017 Zoning Ordinance Amendment Work Program (ZOAWP) for Fairfax County. It includes 14 subject areas and 39 amendment topics for consideration, as well as ongoing work on a Zoning Ordinance Modernization Project. Some priority 1 amendments proposed for early 2018 work include agriculture uses, older adult housing, parking regulations, and recreation fees. The Development Process Committee is asked to recommend the full 2017 ZOAWP to the Board of Supervisors for adoption in June 2017.
zMOD: Proposed Minor Modification AmendmentFairfax County
The following presentation describes the proposed zoning ordinance amendment for minor modifications. This presentation was delivered to the Fairfax County Board of Supervisors on May 23, 2017, at their Development Process Committee meeting. For more information on the proposal, visit www.fairfaxcounty.gov/zmod/minor-modifications.htm
Fairfax County Zoning Ordinance AmendmentsFairfax County
This offers highlights of proposed zoning changes that Fairfax County is considering. This presentation was delivered at a July 26, 2017, open house. For more information, visit /www.fairfaxcounty.gov/dpz/zoningordinance/workprogram/
Fairfax County Zoning Open House July 26, 2017Fairfax County
The document summarizes several hot topics related to the Fairfax County Zoning Ordinance, including proposed changes to definitions and regulations for restaurants, short-term rentals, rear yard coverage, agricultural uses, continuing care communities, and signs. It provides background on why changes are being considered and describes proposed amendments for issues like minor modifications and modernizing the zoning ordinance. Contact information and websites for additional resources are listed.
As part of its zoning ordinance modernization project, called zMOD, Fairfax County is proposing to amend regulations for signs as a result of a U.S. Supreme Court ruling. The proposal would focus on rewriting existing regulations in a “content neutral” manner. This presentation was given to the Board of Supervisors' Development Process Committee on July 18, 2017.
For more information, visit www.fairfaxcounty.gov/zmod
As part of its zoning ordinance modernization project, called zMOD, Fairfax County is proposing to amend regulations for restaurants. The proposal would update the zoning definitions for restaurants, consider where and how restaurants would be permitted, and look at parking requirements. This presentation was given to the Board of Supervisors' Development Process Committee on July 18, 2017.
For more information, visit www.fairfaxcounty.gov/zmod
Fairfax County Zoning Ordinance Modernization ProjectFairfax County
zmod is Fairfax County's initiative to modernize its zoning ordinance that was first established 40 years ago. The effort supports the county's plan to grow and diversify the economy, and it will update our zoning laws to be more flexible, agile and forward thinking.
This document proposes a 2017 Zoning Ordinance Amendment Work Program (ZOAWP) for Fairfax County. It includes 14 subject areas and 39 amendment topics for consideration, as well as ongoing work on a Zoning Ordinance Modernization Project. Some priority 1 amendments proposed for early 2018 work include agriculture uses, older adult housing, parking regulations, and recreation fees. The Development Process Committee is asked to recommend the full 2017 ZOAWP to the Board of Supervisors for adoption in June 2017.
zMOD: Proposed Minor Modification AmendmentFairfax County
The following presentation describes the proposed zoning ordinance amendment for minor modifications. This presentation was delivered to the Fairfax County Board of Supervisors on May 23, 2017, at their Development Process Committee meeting. For more information on the proposal, visit www.fairfaxcounty.gov/zmod/minor-modifications.htm
Fairfax County Zoning Ordinance AmendmentsFairfax County
This offers highlights of proposed zoning changes that Fairfax County is considering. This presentation was delivered at a July 26, 2017, open house. For more information, visit /www.fairfaxcounty.gov/dpz/zoningordinance/workprogram/
Fairfax County Zoning Open House July 26, 2017Fairfax County
The document summarizes several hot topics related to the Fairfax County Zoning Ordinance, including proposed changes to definitions and regulations for restaurants, short-term rentals, rear yard coverage, agricultural uses, continuing care communities, and signs. It provides background on why changes are being considered and describes proposed amendments for issues like minor modifications and modernizing the zoning ordinance. Contact information and websites for additional resources are listed.
As part of its zoning ordinance modernization project, called zMOD, Fairfax County is proposing to amend regulations for signs as a result of a U.S. Supreme Court ruling. The proposal would focus on rewriting existing regulations in a “content neutral” manner. This presentation was given to the Board of Supervisors' Development Process Committee on July 18, 2017.
For more information, visit www.fairfaxcounty.gov/zmod
As part of its zoning ordinance modernization project, called zMOD, Fairfax County is proposing to amend regulations for restaurants. The proposal would update the zoning definitions for restaurants, consider where and how restaurants would be permitted, and look at parking requirements. This presentation was given to the Board of Supervisors' Development Process Committee on July 18, 2017.
For more information, visit www.fairfaxcounty.gov/zmod
Fairfax County Zoning Ordinance Modernization ProjectFairfax County
zmod is Fairfax County's initiative to modernize its zoning ordinance that was first established 40 years ago. The effort supports the county's plan to grow and diversify the economy, and it will update our zoning laws to be more flexible, agile and forward thinking.
The document discusses proposed amendments to the city's UDO regarding preliminary plans. It aims to streamline the approval process for preliminary plans by allowing administrative approval by city staff unless a waiver or discretionary item is involved. Key changes include reducing required information for applications and not requiring reapproval of previously approved waivers for amended preliminary plans. The planning commission and city staff recommend approving the amendments.
The document discusses a rezoning request for Block 1, Lot 2 of Harper's Crossing. It requests modifications to allow up to 4 fuel pumps instead of the standard maximum. It also outlines community benefits including a larger 30-foot buffer with additional trees to minimize light, compliance with commercial architectural standards, and lighting that meets suburban commercial requirements.
The document discusses proposed amendments to sections of the Unified Development Ordinance regarding nonconforming uses, structures, and building materials. It aims to allow more flexibility for modifications without requiring full code compliance in order to encourage infill and redevelopment. The proposed changes include allowing non-conforming uses to expand up to 50% by right citywide, providing administrative approval for parking, landscaping, and buffer exceptions for non-residential properties, and increasing the allowed change in non-residential building materials from 10% to 50% of a facade.
The document is a site plan application for a property located at 45 E Sheridan Street. It proposes to renovate an existing 2,268 square foot office building, expand the footprint to add a second story for law offices and a coffee shop, and landscape the site. It requests a variance to allow for 6 onsite parking spaces instead of the minimum 41 required by code. The site plan was reviewed by several agencies and recommends approval of the site plan and variance contingent on addressing fire hydrant flow tests.
The applicant is requesting a variance to allow 6 parking spaces instead of the required 9, a special exception to allow welding which requires approval, and site plan approval to construct a 5,422 square foot industrial building. The site is currently vacant and borders residential uses. The variance is requested due to site constraints and the small size of the business. The special exception for welding is requested as its impact would be similar to other permitted light manufacturing uses. Approval is recommended with conditions to address neighborhood impacts during welding.
PLNPCM2016-00600, Planned Development Ordinance Amendments
Salt Lake City Planning Commission
From: Wayne Mills, Senior Planner
801-535-7282
Date: January 25, 2017
Re: PLNPCM2016-00600, Planned Development Ordinance Amendments
Outline Of 163 Proposed Changes 1 31 11 (S Long)Bill Compton
The proposed changes aim to reduce state oversight of local comprehensive planning in several key areas: 1) Limiting state review of plans to only comments on impacts to important state resources; 2) Repealing detailed rulemaking and giving the legislature authority to set plan requirements; 3) Expanding local authority over plan amendments with no limitation on number or compliance review. The changes also seek to give local governments more flexibility in sectors like future land use, public facilities, school and transportation planning.
Sp1 crown center redevelopment council presentation 021714 v2cityofevanston
The document provides an update on options for redeveloping Crown Center in the city. It summarizes the history of Crown Center and compares construction costs to other similar facilities. Options reviewed include building a new 2.5 sheet ice facility with a community center, separating the ice facility from the community center, and renovating the existing Crown Center in stages. Financial projections show building a new facility would result in long term costs even with a surplus scenario, while renovating the existing center has less impact on the city's capital improvement budget. The subcommittee is willing to pursue a new 2.5 sheet option but recommends further exploring funding options and the business model before making a final decision.
The document provides an update on Fairfax County's efforts to achieve Goal 3 of its Economic Success Strategic Plan, which is to improve the speed, consistency, and predictability of the development review process. It discusses initiatives that have been implemented, such as streamlining inspection processes and reducing review timelines. It also outlines seven initial initiatives prioritized by agency directors to address cross-agency challenges, including creating a joint training academy, a customer information center, and evaluating project management approaches. Various workgroups provide status updates on their efforts to accomplish initiatives related to proffers, small businesses, parking, and restaurants. A timeline is also included for completing the strategic assessment of the development review process.
Sp1 crown center council presentation 021714 v2cityofevanston
The document provides an update on options for redeveloping Crown Center in the city. It summarizes the history of Crown Center and compares construction costs to other similar facilities. Options reviewed include building a new 2.5 sheet ice facility with a community center, separating the ice facility from the community center, and renovating the existing Crown Center in stages. Financial projections show building a new facility would result in long term costs even with a surplus scenario, while renovating the existing center has less impact on the city's capital improvement budget. The subcommittee is willing to pursue a new 2.5 sheet option if fundraising efforts are successful in offsetting costs.
Changes to the Minor Site Plan Requirements: NVBIA/NAIOP/Fairfax Committee: M...Fairfax County
The document proposes two changes to the minor site plan requirements in Fairfax County, Virginia. First, it proposes requiring licensed professional certification for any engineering, architecture, landscape architecture, or surveying work on minor site plans, as determined by the Director. Second, it proposes replacing the general requirement for existing and proposed topography with a standalone requirement, with an exception if improvements do not impact drainage. The proposed changes will be put up for public review over the summer and fall of 2020.
BlueScape UPDATE: The South Coast AQMD Moratorium on Permits 06/04/09BlueScape
The document summarizes updates on the South Coast AQMD's permit moratorium. It discusses: 1) how the moratorium has impacted over 3,000 facilities by making offsets scarce and very expensive, costing over $4 billion; 2) recent state legislative action in SB696 to provide relief and court appeals of the issue; and 3) the AQMD's plans to revise rules and conduct workshops to address permitting challenges under the moratorium. Current high offset prices on the open market are also presented. Facilities are advised to develop permitting strategies under the uncertain regulatory situation.
The applicant is proposing to construct a new 200-foot access drive from SW 40th Avenue to serve an existing gas station and convenience store. The property is located at the corner of Stirling Road and SW 40th Avenue in Dania Beach. City staff reviewed the request and provided comments that must be addressed regarding Broward County and FDOT access requirements, water quality treatment for additional impervious surfaces, and scheduling a pre-construction meeting with the city landscape consultant. Previously, the city commission approved appeals and a site plan for the property. The planning and zoning board recommended approval, and staff recommends approval if comments are addressed.
The BioCorridor Planned Development District consists of 196 acres in Bryan and College Station. The document discusses proposed amendments to the BioCorridor PDD ordinance, including changes to signage standards, development standards, and clarification edits. It also provides background on past waiver requests related to blocks, setbacks, and parking location standards.
Housing Standards Review: Building Regulations PerspectivePAS_Team
This document provides information about the Housing Standards Review and optional requirements that can be applied by planning authorities. Key points:
- The review aims to standardize housing requirements nationally and remove local variation. It leaves Part L (energy efficiency) and allows optional standards for accessibility and water efficiency.
- Optional requirements relate to Part G (water efficiency) and Part M (accessibility). Part M has three categories with increasing accessibility. Planning can require categories 2 and 3 through conditions.
- Meeting the optional requirements, especially category 3, has major implications for design such as larger room and circulation sizes, step-free access, and wheelchair storage. Not considering these could result in non-compliant schemes.
-
Launching Your Project Using Sophisticated Real Estate Development Strategieslerchearly
Get insights on essential tools to getting your project off the ground. Lerch Early's real estate attorneys will present four sessions focusing on Structuring Mixed-Use Projects, Tax Credit Financing 101 for Development Projects, Making Your Ground Lease Financeable, and Tax Deferred Exchanges Using Condemnation Proceeds.
The applicant is requesting a one-year extension of a previously approved site plan and variance to relocate their business to a property they own. The site plan proposes 7 parking spaces where 10 are required by code. Improvements to the property will be done in two phases, with phase 1 focusing on the east side and phase 2 on the west side. Staff is recommending approval of the one-year extension with previous conditions and a requirement to obtain permits for work already completed.
Allerdale Borough Council Local Authority Experience – The Cockermouth Neighb...PAS_Team
The document summarizes the Cockermouth Neighbourhood Development Order in Cumbria, England. It describes four parts of the order: 1) Allowing commercial properties in Market Place to become restaurants, cafes, and bars and use public areas for outdoor seating. 2) Allowing upper floors of shops and offices to be converted into flats. 3) Allowing replacement of shopfronts with design guidelines. 4) Allowing replacement of windows and doors on houses in the conservation area with design guidelines. It then outlines the multi-year process of drafting, consulting on, examining, and approving the order through referendum, which passed with 60.7% support despite a low 19.3% turnout. Key lessons learned
The applicant is seeking final design approval for a mixed-use development with 150 apartment units and 5,100 square feet of retail space located at 5514 Broadway and 200, 202, & 206 Ellwood. The development will consist of a four-story building with improvements to parking along Circle Street and Fenimore Street. City staff and the Architectural Review Board recommended approval with changes to parking space dimensions and reinstating an original roof architectural feature.
Zoning Ordinance Modernization Project (zMOD): April 13, 2017Fairfax County
This document discusses the Zoning Ordinance Modernization Project (zMod) which aims to restructure and reformat the county's 40-year old zoning ordinance to make it more user-friendly, adaptable to different platforms, and easier to understand. It outlines three initial zoning amendment priorities - minor modification provisions, PDH districts, and use definitions. It also proposes improvements to zoning processes including allocating more staff resources, providing flexibility in amendment authorizations, and enhancing outreach and communication through citizen committees and Board liaisons.
The document summarizes building bylaws for additions and alterations allowed in flats built by the Delhi Development Authority (DDA). It outlines three categories of additions/alterations - condonable, permitted with intimation/permission, and additional coverage permitted with prior permission. Condonable items are minor changes that don't require structural changes or permission. Permitted items may require structural changes and changing service lines. Additional coverage requires prior approval and additional charges. The document provides detailed lists of changes allowed under each category and outlines the process for obtaining permission or having existing unauthorized changes regularized.
The document discusses proposed amendments to the city's UDO regarding preliminary plans. It aims to streamline the approval process for preliminary plans by allowing administrative approval by city staff unless a waiver or discretionary item is involved. Key changes include reducing required information for applications and not requiring reapproval of previously approved waivers for amended preliminary plans. The planning commission and city staff recommend approving the amendments.
The document discusses a rezoning request for Block 1, Lot 2 of Harper's Crossing. It requests modifications to allow up to 4 fuel pumps instead of the standard maximum. It also outlines community benefits including a larger 30-foot buffer with additional trees to minimize light, compliance with commercial architectural standards, and lighting that meets suburban commercial requirements.
The document discusses proposed amendments to sections of the Unified Development Ordinance regarding nonconforming uses, structures, and building materials. It aims to allow more flexibility for modifications without requiring full code compliance in order to encourage infill and redevelopment. The proposed changes include allowing non-conforming uses to expand up to 50% by right citywide, providing administrative approval for parking, landscaping, and buffer exceptions for non-residential properties, and increasing the allowed change in non-residential building materials from 10% to 50% of a facade.
The document is a site plan application for a property located at 45 E Sheridan Street. It proposes to renovate an existing 2,268 square foot office building, expand the footprint to add a second story for law offices and a coffee shop, and landscape the site. It requests a variance to allow for 6 onsite parking spaces instead of the minimum 41 required by code. The site plan was reviewed by several agencies and recommends approval of the site plan and variance contingent on addressing fire hydrant flow tests.
The applicant is requesting a variance to allow 6 parking spaces instead of the required 9, a special exception to allow welding which requires approval, and site plan approval to construct a 5,422 square foot industrial building. The site is currently vacant and borders residential uses. The variance is requested due to site constraints and the small size of the business. The special exception for welding is requested as its impact would be similar to other permitted light manufacturing uses. Approval is recommended with conditions to address neighborhood impacts during welding.
PLNPCM2016-00600, Planned Development Ordinance Amendments
Salt Lake City Planning Commission
From: Wayne Mills, Senior Planner
801-535-7282
Date: January 25, 2017
Re: PLNPCM2016-00600, Planned Development Ordinance Amendments
Outline Of 163 Proposed Changes 1 31 11 (S Long)Bill Compton
The proposed changes aim to reduce state oversight of local comprehensive planning in several key areas: 1) Limiting state review of plans to only comments on impacts to important state resources; 2) Repealing detailed rulemaking and giving the legislature authority to set plan requirements; 3) Expanding local authority over plan amendments with no limitation on number or compliance review. The changes also seek to give local governments more flexibility in sectors like future land use, public facilities, school and transportation planning.
Sp1 crown center redevelopment council presentation 021714 v2cityofevanston
The document provides an update on options for redeveloping Crown Center in the city. It summarizes the history of Crown Center and compares construction costs to other similar facilities. Options reviewed include building a new 2.5 sheet ice facility with a community center, separating the ice facility from the community center, and renovating the existing Crown Center in stages. Financial projections show building a new facility would result in long term costs even with a surplus scenario, while renovating the existing center has less impact on the city's capital improvement budget. The subcommittee is willing to pursue a new 2.5 sheet option but recommends further exploring funding options and the business model before making a final decision.
The document provides an update on Fairfax County's efforts to achieve Goal 3 of its Economic Success Strategic Plan, which is to improve the speed, consistency, and predictability of the development review process. It discusses initiatives that have been implemented, such as streamlining inspection processes and reducing review timelines. It also outlines seven initial initiatives prioritized by agency directors to address cross-agency challenges, including creating a joint training academy, a customer information center, and evaluating project management approaches. Various workgroups provide status updates on their efforts to accomplish initiatives related to proffers, small businesses, parking, and restaurants. A timeline is also included for completing the strategic assessment of the development review process.
Sp1 crown center council presentation 021714 v2cityofevanston
The document provides an update on options for redeveloping Crown Center in the city. It summarizes the history of Crown Center and compares construction costs to other similar facilities. Options reviewed include building a new 2.5 sheet ice facility with a community center, separating the ice facility from the community center, and renovating the existing Crown Center in stages. Financial projections show building a new facility would result in long term costs even with a surplus scenario, while renovating the existing center has less impact on the city's capital improvement budget. The subcommittee is willing to pursue a new 2.5 sheet option if fundraising efforts are successful in offsetting costs.
Changes to the Minor Site Plan Requirements: NVBIA/NAIOP/Fairfax Committee: M...Fairfax County
The document proposes two changes to the minor site plan requirements in Fairfax County, Virginia. First, it proposes requiring licensed professional certification for any engineering, architecture, landscape architecture, or surveying work on minor site plans, as determined by the Director. Second, it proposes replacing the general requirement for existing and proposed topography with a standalone requirement, with an exception if improvements do not impact drainage. The proposed changes will be put up for public review over the summer and fall of 2020.
BlueScape UPDATE: The South Coast AQMD Moratorium on Permits 06/04/09BlueScape
The document summarizes updates on the South Coast AQMD's permit moratorium. It discusses: 1) how the moratorium has impacted over 3,000 facilities by making offsets scarce and very expensive, costing over $4 billion; 2) recent state legislative action in SB696 to provide relief and court appeals of the issue; and 3) the AQMD's plans to revise rules and conduct workshops to address permitting challenges under the moratorium. Current high offset prices on the open market are also presented. Facilities are advised to develop permitting strategies under the uncertain regulatory situation.
The applicant is proposing to construct a new 200-foot access drive from SW 40th Avenue to serve an existing gas station and convenience store. The property is located at the corner of Stirling Road and SW 40th Avenue in Dania Beach. City staff reviewed the request and provided comments that must be addressed regarding Broward County and FDOT access requirements, water quality treatment for additional impervious surfaces, and scheduling a pre-construction meeting with the city landscape consultant. Previously, the city commission approved appeals and a site plan for the property. The planning and zoning board recommended approval, and staff recommends approval if comments are addressed.
The BioCorridor Planned Development District consists of 196 acres in Bryan and College Station. The document discusses proposed amendments to the BioCorridor PDD ordinance, including changes to signage standards, development standards, and clarification edits. It also provides background on past waiver requests related to blocks, setbacks, and parking location standards.
Housing Standards Review: Building Regulations PerspectivePAS_Team
This document provides information about the Housing Standards Review and optional requirements that can be applied by planning authorities. Key points:
- The review aims to standardize housing requirements nationally and remove local variation. It leaves Part L (energy efficiency) and allows optional standards for accessibility and water efficiency.
- Optional requirements relate to Part G (water efficiency) and Part M (accessibility). Part M has three categories with increasing accessibility. Planning can require categories 2 and 3 through conditions.
- Meeting the optional requirements, especially category 3, has major implications for design such as larger room and circulation sizes, step-free access, and wheelchair storage. Not considering these could result in non-compliant schemes.
-
Launching Your Project Using Sophisticated Real Estate Development Strategieslerchearly
Get insights on essential tools to getting your project off the ground. Lerch Early's real estate attorneys will present four sessions focusing on Structuring Mixed-Use Projects, Tax Credit Financing 101 for Development Projects, Making Your Ground Lease Financeable, and Tax Deferred Exchanges Using Condemnation Proceeds.
The applicant is requesting a one-year extension of a previously approved site plan and variance to relocate their business to a property they own. The site plan proposes 7 parking spaces where 10 are required by code. Improvements to the property will be done in two phases, with phase 1 focusing on the east side and phase 2 on the west side. Staff is recommending approval of the one-year extension with previous conditions and a requirement to obtain permits for work already completed.
Allerdale Borough Council Local Authority Experience – The Cockermouth Neighb...PAS_Team
The document summarizes the Cockermouth Neighbourhood Development Order in Cumbria, England. It describes four parts of the order: 1) Allowing commercial properties in Market Place to become restaurants, cafes, and bars and use public areas for outdoor seating. 2) Allowing upper floors of shops and offices to be converted into flats. 3) Allowing replacement of shopfronts with design guidelines. 4) Allowing replacement of windows and doors on houses in the conservation area with design guidelines. It then outlines the multi-year process of drafting, consulting on, examining, and approving the order through referendum, which passed with 60.7% support despite a low 19.3% turnout. Key lessons learned
The applicant is seeking final design approval for a mixed-use development with 150 apartment units and 5,100 square feet of retail space located at 5514 Broadway and 200, 202, & 206 Ellwood. The development will consist of a four-story building with improvements to parking along Circle Street and Fenimore Street. City staff and the Architectural Review Board recommended approval with changes to parking space dimensions and reinstating an original roof architectural feature.
Zoning Ordinance Modernization Project (zMOD): April 13, 2017Fairfax County
This document discusses the Zoning Ordinance Modernization Project (zMod) which aims to restructure and reformat the county's 40-year old zoning ordinance to make it more user-friendly, adaptable to different platforms, and easier to understand. It outlines three initial zoning amendment priorities - minor modification provisions, PDH districts, and use definitions. It also proposes improvements to zoning processes including allocating more staff resources, providing flexibility in amendment authorizations, and enhancing outreach and communication through citizen committees and Board liaisons.
The document summarizes building bylaws for additions and alterations allowed in flats built by the Delhi Development Authority (DDA). It outlines three categories of additions/alterations - condonable, permitted with intimation/permission, and additional coverage permitted with prior permission. Condonable items are minor changes that don't require structural changes or permission. Permitted items may require structural changes and changing service lines. Additional coverage requires prior approval and additional charges. The document provides detailed lists of changes allowed under each category and outlines the process for obtaining permission or having existing unauthorized changes regularized.
Proposed Language for Infill Special Permit in Northampton ZoningAdam Cohen
The document proposes language for an infill special permit in Northampton that would allow carefully planned infill development consistent with the city's comprehensive plan. It would apply in certain zoning districts and allow modifications to dimensional standards and an increase in density to permit additional units on lots through new construction or conversion of existing structures. It establishes design standards for infill development to maintain neighborhood character.
P7: Define and Implement Future Service Delivery Model - Update to NVBIA/NAIOPFairfax County
P7 has been working since 2017 to collaborate with industry and improve permitting processes. They have reviewed and implemented changes to several key processes including commercial building plans and permits, residential use permits, and site plan approvals. The presentation provides an overview of the processes reviewed so far and the changes made. Next steps include reporting out to stakeholders in November 2018 about the changes, getting input on which additional processes to review next, and developing a more streamlined review process with stakeholder approval.
In our first planning club of 2017 we covered:
• formation and use of Section 106 obligations and conditions
• a look at recent changes to permitted development rights
• challenges to planning decisions, including judicial review and appeals.
This document proposes constructing a rooftop garden and small café at a university to provide students a green space to relax. It outlines goals of creating an environmentally friendly structure giving people nature access. Deliverables include the garden, seating areas, and café. The budget and 17-month schedule are presented. Several approvals must be obtained from local authorities, including development order, building plan approval, and certificate of completion. Risks include ensuring the roof supports plant weight and installing irrigation if manual watering is insufficient.
NJ Future Forum 2012 Dealing With Reality AntonicelloNew Jersey Future
The document discusses strategies for assembling land for urban redevelopment projects without using eminent domain. It describes how graduated density zoning, which allows greater density for larger assembled parcels, can incentivize voluntary land assembly. Jersey City has used this strategy in Journal Square and McGinley Square redevelopments. The Canal Crossing redevelopment project aims to find a new model for large-scale redevelopment by addressing infrastructure issues and ensuring an equitable process. Rincon Hill in San Francisco also used owner participation agreements and rules to encourage cooperation in redevelopment.
Presentation given to the Springfield, MA City Council in March 2009 related to the Springfield Zoning Modernization Project. The project is a comprehensive revision and overhalu of the City's zoning ordinance.
This document discusses proposed amendments to the city's off-street parking requirements. It provides an outline of prior discussions and presentations with the Planning and Zoning Commission on parking flexibility. The Commission voted to recommend approval of draft ordinance amendments. The proposed amendments aim to provide more flexibility and reduce barriers to development. They include adjusting parking minimums and purpose statements, increasing eligibility for shared/off-site parking, exempting small sites from some requirements, and allowing more administrator discretion. The staff recommendation is to approve the nine proposed ordinance revisions.
Shorter commercial office leases are becoming more common in the UK, averaging less than 10 years now compared to over 25 years traditionally. This requires buildings to be designed with more flexible layouts and mechanical, electrical, and plumbing systems that can be easily adapted to changing tenant needs over shorter lease periods. Key aspects of flexible building design include variable air and water distribution systems, separate tenant and landlord utilities connections, extra capacity in risers, and electronic monitoring and control of building systems to allow adjustments with minimal disruption.
NJFuture Redevelopment Forum 13 Shore Rebuilding SlachetkaNew Jersey Future
This document summarizes a redevelopment forum presentation about redevelopment and rehabilitation areas. It discusses the process for designating areas in need of redevelopment and rehabilitation. It explains the criteria and powers granted in redevelopment and rehabilitation areas, such as tax exemptions, eminent domain, and zoning controls. The presentation evaluates strategies for addressing planning issues after disasters like Sandy and provides recommendations on evaluating goals, objectives, and standards in redevelopment plans.
Outdoor Lighting Zoning Ordinance AmendmentFairfax County
This document discusses proposed amendments to a zoning ordinance regarding outdoor lighting regulations. It covers topics like color temperature limits, exemptions for single family homes and motion-activated lights, requirements for sports field lighting, and plans for phasing in the changes over multiple revisions between 2019-2020. The goal is to update and clarify the existing lighting rules while focusing on issues identified in a work program, including setting a maximum color temperature of 3000K and adjusting exemptions for residential properties.
The City Commission is considering variance requests from the Ebenezer Deliverance Temple for their property located at 2340 Griffin Road. The Temple is requesting variances from parking space requirements, paving requirements, drive aisle width requirements, and landscaping requirements. The building was previously a medical office and is being converted to a house of worship. Due to the size and layout of the property, the Temple is requesting fewer than the required number of parking spaces, permission to use an existing grass area for some spaces, a reduced drive aisle width, and no vehicular use area landscaping. Both the Planning and Zoning Board and city staff are recommending approval of the variance requests.
- The document discusses potential amendments to address issues with residential construction projects being abandoned or taking too long to complete in the city. It outlines two potential amendments - additional contractor registration requirements and enforcement tools, and adopting regulations for declaring abandoned projects as substandard structures. The amendments aim to encourage timely completion of projects and limit impact of non-performing contractors.
Real Estate Agents London - Extending a Home Without Planning Permission.pdfReal Estate Agents London
Home improvements and especially home extensions sound like a good idea. There is profit to be made and resale value to be gained from both. Until you go and think about all the hoops you have to jump through with building regulations and planning permissions. Then, they become a headache.
But, not all home extensions and improvements require permitting. Some fall under Permitted Developments. And today, we will get into just that.
Will I need planning permission? What building regulations should I be aware of?
These are all very common questions homeowners ask themselves when considering a home extension or a home improvement project. The good news is that there are still some plans you can go ahead with without having to deal with the hassle of obtaining planning permission. This way, you will add more value to your home and make a more profitable sale.
David Powell
Large landholders are volunteering for long-term planning due to growth pressure from urban centers or generational changes in ownership. Tools are available under Florida law to address
conservation, development, and agricultural planning on these tracts. Planning issues differ based on the location of the landholding,
its characteristics, and other uses in the vicinity. This session imparts lessons learned from experiences with these type plans, including best practices, where they work, and where their use is more challenging. Emphasis is placed on sector planning as authorized under Florida law, and hybrids of sector plans prepared and submitted as large-scale amendments.
The proposed amendments would update regulations for multi-family residential developments concerning uses, densities, heights, setbacks, parking, and landscaping to align with the city's comprehensive plan. Feedback was gathered from committees and architects testing the amendments on sample sites. No public comments were received in response to notifications of the proposed changes.
Similar to Zoning Ordinance Modernization Project-Minor Modifications Amendment: NVBIA/NAIOP Meeting: July 13, 2017 (20)
Merrifield Nursery Emergency Gravity Sewer ReplacementFairfax County
During a routine Closed-Circuit Television (CCTV) Camera inspection by Wastewater Collection Division (WCD), it was found that 45 linear feet of 8-inch asbestos reinforced concrete pipe (RCP) between MH-292 to MH-291 was within imminent danger of failing. The bottom of the RCP was missing within the 45 linear feet of repair and the pipe was on the verge of surcharging. After an immediate pre-construction meeting with Merrifield Nursery, it was agreed to work from 6pm-10am everyday of the week to avoid disruption and potentially placing patrons at risk during the biggest time of the year for Merrifield Garden Center. The contractor mobilized to the site and began the 20-foot excavation to replace 45 linear feet of broken gravity sewer. The project started on March 14th, 2022 and was substantially complete on March 23, 2022.
The Sully Basins Stormwater Pond Retrofits project was substantially completed on April 19, 2022. The project is located within the Cub Run watershed. The project consisted of repair and enhancement of multiple stormwater basins, 0326DP, 0964DP and 1484DP. The project also included construction of new stone cascades, stone weir basin structures and the construction of wetlands with high and low marsh areas. The project will facilitate improved sediment removal and improve downstream water quality using forebays and micro pools. Aquatic and natural habitat were also added within the three basins.
Clarks Crossing Road Improvements 05-13-22Fairfax County
This document summarizes a pedestrian access improvement project along Clarks Crossing Road in Fairfax County, Virginia. The project improved pedestrian and bicycle access by constructing a missing link of sidewalk between Brookside Lane and an existing sidewalk further along Clarks Crossing Road. Work included installing sidewalk, curb ramps, drainage improvements, and milling and overlaying asphalt. The project was substantially completed in March 2022 and provides approximately 200 feet of new pedestrian access along Clarks Crossing Road.
Tysons West Wastewater Conveyance Systems Modifications Project 05-22.pptxFairfax County
Future wastewater flows in northern Fairfax County exceed existing system capacity
Treatment capacity is available in Noman M. Cole Jr. Pollution Control Plant in Lorton, VA
New pipes and pumps are needed to move future flows to treatment plant
NEXT STEPS
Field investigations / surveys
Finalize alignments and pump station layout
Use of open cut excavation
Use of trenchless methods
Easement acquisition needed
Develop traffic control plans
Description:
The project consists of a new, 23,000 square feet, two-story, four-bay fire station facility and associated improvements to the 3.3-acre site including storm water detention, landscaping and parking. The scope also included the demolition of the existing fire station, and a temporary fire station to house the Fire and Rescue Department during construction of the new facility. The key elements of the overall project include:
Scotts Run at Old Meadow Road Park Phase I and Phase II Stream RestorationFairfax County
Scotts Run @ Old Meadow Road Stream Restoration was substantially completed on March 30, 2022. The Scotts Run project consisted of restoring, enhancement, and stabilizing of approximately 2,930 linear feet of eroding stream using Natural Channel Design criteria. This project included two phases: Phase I was funded by proffers from a private development and Phase II was County funded. Also included was the removal of invasive non-native plants and the installation of new plantings to stabilize the stream and floodplain.
Sully Community Center Construction ProgressFairfax County
This document provides construction progress photos of the Sully Community Center in Fairfax County, Virginia. The photos show the ongoing construction of the building's exterior, interior spaces like the lobby, corridors, multi-purpose rooms, game room, gym, exercise room, and healthcare suite. The document was published by the Fairfax County Department of Public Works and Environmental Services to share updates on the construction of the new community center, which is scheduled to open in summer 2022.
Riverwood Community Meeting - 04-14-2022- Presentation.pptxFairfax County
The new 4-inch ductile iron force main will serve the surrounding community for the foreseeable future. Replacement of the force main will:
Reduce the level and frequency of maintenance required to keep the force main operating.
Prevent costly emergency repairs.
Provide residents with safe, reliable utility infrastructure.
Enhance the quality of life for residents.
Reduce risks to public health and the environment.
Burke Centre VRE Connector Phase IV project was substantially completed on March 7, 2022. This project enhanced the access to mass transit by creating a more direct connection from the VRE Station to the residential areas west of Premier Court. This project also connects the Oak Bluff community to the Virginia Rail Express (VRE) Burke Station and provides a multi-use shared pedestrian and bicycle trail for outdoor recreation.
Long Branch Public Meeting - FINAL - 04-11-2022Fairfax County
Overarching Project Goals:
-Achieve Long Branch Central TMDL waste load reduction requirements.
-Provide long-term stability and have low maintenance.
-Improve water quality within the Long Branch Central Watershed.
-Improve habitat and environmental health (ecological lift).
Objectives: Share our project understanding with the council and seek input on the unique opportunities and housing goals for this site that could help guide
our master planning process.
Rabbit Branch at Collingham Drive Stream Restoration - March 28, 2022.pptxFairfax County
4,800 linear feet of stream will be restored using Natural Channel Design methodologies
Pollutant reduction
1,439 lbs/total phosphorus
3,400 lbs/total nitrogen
462.1 tons of total suspended sediment
Protection of private property and public infrastructure
Increased ecological diversity with native vegetation
DEQ has awarded a SLAF grant to this project for these environmental benefits
LAKE BARTON DREDGING, RESTORATION AND RISER MODIFICATION PROJECT Fairfax County
The Lake Barton Dredging, Restoration, and Riser Modification project was substantially completed on December 29, 2021. The project is located within the Pohick Creek watershed. The project consisted of dredging and removal of approximately 19,100 cubic yards of sediment to restore the sediment trapping capacity and improve water quality. The project also included construction of new sediment forebays, in-lake haul roads, and riser modifications (new mid-level sluice gate and cold-water intake) to facilitate future maintenance, stabilize the shoreline, and improve downstream water quality. Fish habitat was also added within the lake.
Reston Arts Community Center Feasibility - Wrap UpFairfax County
This document summarizes a meeting about a proposed arts center in Reston, Virginia that would result from a proffer from Boston Properties for development of an area known as Block J. The meeting covered the background and objectives of community outreach efforts to understand needs for the arts venue. Feedback was shared from previous focus group meetings on performing arts, visual arts, and other topics. Key spaces discussed included a 500-seat theater, art studios, galleries, and support spaces. Next steps include further programming, cost estimating, and community input before potential design and construction.
Stormwater Wastewater Facility Virtual Community Meeting, March 29, 2022Fairfax County
Benefits of Consolidated Facility
Building and Site Efficiencies
Operational Efficiencies
Addresses Space Deficiencies
Addresses Renovations and Capital Renewal Requirements
for WCD
Provides for a Centrally Located Site that Accommodates Program
Consolidates Integrated Services on One Centrally Located Site
Reston Arts Center Feasibility Study Focus Group - March 28, 2022Fairfax County
This is the 4th of 5 engagement meetings. We are excited to hear from you – your preferences, priorities, questions, hopes, concerns. The information we receive today will be used to inform the space allocations and cost estimating for discussion of the proffer by Fairfax County.
Oak Marr Pump Station Rehabilitation – Construction ProjectFairfax County
Neighborhood was built in the 1980s, and the sewer infrastructure has been in operation since.
Aged pump station equipment – pumps, valves, fans, concrete, etc.
This aging equipment has the potential of causing:
Sanitary Sewer Overflows (SSO)
Sewer back-ups into homes
Environmental damages
Maintenance problems
Tucker Avenue Neighborhood Community Meeting, 03-15-2022Fairfax County
Identify and evaluate house flooding and public safety concerns
Improve drainage conditions to convey 100-year storm if feasible
Reduce and treat stormwater runoff at the source
Improve water quality and stream protection
Use resilient & functional designs
Make improvements compatible with characteristics of neighborhood
Partner with community to develop sound, cost effective solutions that can be collaboratively implemented and maintained
Build on lessons learned to help improve site development process for infill development
Reston Arts Center Feasibility - Focus Group Visual ArtsFairfax County
This document summarizes a focus group meeting to discuss needs and ideas for a proposed new arts center in Reston, Virginia. The meeting covered background on the proposed project, which would result from a development proffer. Attendees provided input through polls and discussion on desired visual arts programming, spaces, and amenities. Key priorities identified included studio space, galleries, classrooms, digital media facilities, and ensuring the center is diverse, equitable and accessible. The project team will take this community feedback into account as they continue planning.
18062024_First India Newspaper Jaipur.pdfFIRST INDIA
Find Latest India News and Breaking News these days from India on Politics, Business, Entertainment, Technology, Sports, Lifestyle and Coronavirus News in India and the world over that you can't miss. For real time update Visit our social media handle. Read First India NewsPaper in your morning replace. Visit First India.
CLICK:- https://firstindia.co.in/
#First_India_NewsPaper
#WenguiGuo#WashingtonFarm Guo Wengui Wolf son ambition exposed to open a far...rittaajmal71
Since fleeing to the United States in 2014, Guo Wengui has founded a number of projects in the United States, such as GTV Media Group, GTV private equity, farm loan project, G Club Operations Co., LTD., and Himalaya Exchange.
17062024_First India Newspaper Jaipur.pdfFIRST INDIA
Find Latest India News and Breaking News these days from India on Politics, Business, Entertainment, Technology, Sports, Lifestyle and Coronavirus News in India and the world over that you can't miss. For real time update Visit our social media handle. Read First India NewsPaper in your morning replace. Visit First India.
CLICK:- https://firstindia.co.in/
#First_India_NewsPaper
16062024_First India Newspaper Jaipur.pdfFIRST INDIA
Find Latest India News and Breaking News these days from India on Politics, Business, Entertainment, Technology, Sports, Lifestyle and Coronavirus News in India and the world over that you can't miss. For real time update Visit our social media handle. Read First India NewsPaper in your morning replace. Visit First India.
CLICK:- https://firstindia.co.in/
#First_India_NewsPaper
projet de traité négocié à Istanbul (anglais).pdfEdouardHusson
Ceci est le projet de traité qui avait été négocié entre Russes et Ukrainiens à Istanbul en mars 2022, avant que les Etats-Unis et la Grande-Bretagne ne détournent Kiev de signer.
13062024_First India Newspaper Jaipur.pdfFIRST INDIA
Find Latest India News and Breaking News these days from India on Politics, Business, Entertainment, Technology, Sports, Lifestyle and Coronavirus News in India and the world over that you can't miss. For real time update Visit our social media handle. Read First India NewsPaper in your morning replace. Visit First India.
CLICK:- https://firstindia.co.in/
#First_India_NewsPaper
19 जून को बॉम्बे हाई कोर्ट ने विवादित फिल्म ‘हमारे बारह’ को 21 जून को थिएटर में रिलीज करने का रास्ता साफ कर दिया, हालांकि यह सुनिश्चित करने के बाद कि फिल्म निर्माता कुछ आपत्तिजनक अंशों को हटा दें।
केरल उच्च न्यायालय ने 11 जून, 2024 को मंडला पूजा में भाग लेने की अनुमति मांगने वाली 10 वर्षीय लड़की की रिट याचिका को खारिज कर दिया, जिसमें सर्वोच्च न्यायालय की एक बड़ी पीठ के समक्ष इस मुद्दे की लंबित प्रकृति पर जोर दिया गया। यह आदेश न्यायमूर्ति अनिल के. नरेंद्रन और न्यायमूर्ति हरिशंकर वी. मेनन की खंडपीठ द्वारा पारित किया गया
Shark Tank Jargon | Operational ProfitabilityTheUnitedIndian
Don't let fancy business words confuse you! This blog is your cheat sheet to understanding the Shark Tank Jargon. We'll translate all the confusing terms like "valuation" (how much the company is worth) and "royalty" (a fee for using someone's idea). You'll be swimming with the Sharks like a pro in no time!
Recent years have seen a disturbing rise in violence, discrimination, and intolerance against Christian communities in various Islamic countries. This multifaceted challenge, deeply rooted in historical, social, and political animosities, demands urgent attention. Despite the escalating persecution, substantial support from the Western world remains lacking.
Slide deck with charts from our Digital News Report 2024, the most comprehensive exploration of news consumption habits around the world, based on survey data from more than 95,000 respondents across 47 countries.
15062024_First India Newspaper Jaipur.pdfFIRST INDIA
Find Latest India News and Breaking News these days from India on Politics, Business, Entertainment, Technology, Sports, Lifestyle and Coronavirus News in India and the world over that you can't miss. For real time update Visit our social media handle. Read First India NewsPaper in your morning replace. Visit First India.
CLICK:- https://firstindia.co.in/
#First_India_NewsPaper
Federal Authorities Urge Vigilance Amid Bird Flu Outbreak | The Lifesciences ...The Lifesciences Magazine
Federal authorities have advised the public to remain vigilant but calm in response to the ongoing bird flu outbreak of highly pathogenic avian influenza, commonly known as bird flu.
विवादास्पद फिल्म के ट्रेलर से गाली-गलौज वाले दृश्य हटा दिए गए हैं, और जुर्माना लगाया गया है। सुप्रीम कोर्ट और बॉम्बे हाई कोर्ट दोनों ने फिल्म की रिलीज पर रोक लगा दी है और उसे निलंबित कर दिया है। पहले यह फिल्म 7 जून और फिर 14 जून को रिलीज होने वाली थी, लेकिन अब यह 21 जून को रिलीज हो रही है।
2. Purpose of Meeting
•Minor Modification Amendment
•Industry Outreach to present amendment for
information and discussion
2
3. What are Minor Modifications?
• Limited changes that can be made to approved zonings by
the Zoning Administrator upon a determination of
substantial conformance
• Designed to address final engineering and design issues,
or other changes that occur over time
3
4. zMOD Minor Modifications Amendment
•Designed to add flexibility
•Address Issues identified
•Based on experience
•Discussion Groups
•Proffer Improvement Initiative
4
6. Balance
The Minor Modifications amendment strikes a
balance that:
•addresses the need for additional flexibility to
respond to changing circumstances
•retains the protections expected by the
community
6
7. The Minor Modification Amendment:
•does not change that proffers and development
conditions are part of the zoning regulations of
the property, unless changed by a subsequent
zoning action by the Board
•streamlines and reformats the text to be more
user friendly; eliminates duplicate text and
unnecessary verbiage; uses more
understandable language
7
8. For proffered rezonings, special exceptions and
special permits
•continues to allow the Zoning Administrator to
permit certain administrative changes provided
that they are in substantial conformance with
the approval and remain true to the intent of the
approved proffers or development conditions
•adds more staff flexibility to the existing
provisions in four areas
8
9. 1. Exempts solar collectors and other innovative energy
technology structures less than 10 feet in height from
building height and roof top coverage limitations
Addresses instances where, for example,
solar collectors on the roof of
a multi-story office building
would have exceeded the
allowable building height and
rooftop coverage limits
9
10. 2. Excludes from the definition of gross floor area and the calculation
of FAR any incidental increase in interior space created by the
replacement of a façade material on an existing building
Addresses an issue that arose in the repositioning of an existing
office building, where the replacement of the precast façade with a
glass façade increased interior space which resulted in a floor area
which exceeded the maximum permitted
10
11. 11
3.Permits staff to change color of signs and typeface
Addresses instances where an amendment was
required to change the color of signs for a bank
when the corporate colors
changed
12. 4. Increases the allowable size for minor building
additions and simplifies the provisions
12
Treats all uses the same, making it easier for property owners to
determine how much of an addition is allowable; clarifies that
cellar space could be allowed as a minor building addition
Current Provisions Proposed Provisions
Places of Worship and
Places of Worship with
child care centers/schools
The greater of 500 square feet or 5%
of the total approved floor area up
to a maximum of 2500 square feet
All Uses
5% of the
approved floor
area up to a
maximum of
2500 square feet
All Other Uses (less than
50,000 square feet GFA)
5% of the approved floor area up to
a maximum of 500 square feet
All Other Uses (more than
50,000 square feet GFA)
1% of the approved floor area
All Uses
more than
250,000
sq. ft. GFA
1% of the
approved floor
area
13. Additional Requests Related to Rezonings (not
Special Exceptions and Special Permits)- New
Avenue for Approval
Adds additional flexibility and streamlines the
process by creating a new avenue for the Board to
act on five types of requests, with public notice,
as an Action Item at a Board meeting
13
14. Public Notice Requirements
• For an application affecting no more than 25 parcels, written notice
goes
• To the owners of those parcels
• To the owners of any parcels abutting and or across the road from the
affected parcels
• If any portion of the affected property is within a P District, to an HOA that
has members owning property located within 2,000 feet of the affected
property
• For an application affecting more than 25 parcels, notice goes to
the owners of all parcels
• Timing of notice: at least 5 days before the BOS action by law, but
County can establish longer time period
14
15. 1. Permits the addition or modification of a use
which is not specifically precluded by proffers or
conditions, if the new use does not have a
greater land use impact than the approved use(s)
Allows new uses in places such as shopping
centers
15
16. 16
2. Permits an increase in building height, provided the resultant height
does not exceed 15% of the approved height, add more than one
story, exceed the maximum height of the zoning district, or
materially impact adjacent properties
Addresses circumstances that arise during final engineering such as
the discovery of subsurface rock that would be costly to remove and
therefore would necessitate
a change in elevation
and an increase in building
height
17. 17
3. Permits a modification to proffered minimum yard dimensions
and distances from lot lines for decks, patios, and other
permitted extensions related to single-family dwellings and for
setbacks in other uses, if the modified dimensions would not
adversely impact adjacent properties and not impact other
proffered elements such as streetscape
Addresses homeowner requests to modify
minimum yard dimensions and setbacks
beyond those which can be approved as
minor modifications and developer
requests to modify setbacks
18. 4. Permits the modification or deletion of active
recreation uses shown on a development plan
Addresses requests from HOAs or Management
Companies to change a proffered active
recreation facility to a completely passive
recreation facility to reflect community
preferences
18
19. 5. Permits modification of proffer commitments to
technologies and transportation demand measures,
including commitments to alternative transportation
modes such as shuttle service that are underutilized or
have become ineffective as development circumstances
have changed
Address circumstances that have occurred where a
shuttle was proffered, but a public bus system has
abrogated the need for the shuttle, or when there has
been a proffer to the distribution of metro smart cards at
a hotel, which is too specific and not well utilized
19
20. Schedule
•Outreach June - September
•BOS Authorization with Text September 26
•Planning Commission Public Hearing October 26
•BOS Public Hearing November 21
20