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09/15/2011 - Joint Agenda Packet - Planning & Zoning Commission
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·²¬»®°®»¬·ª» »®ª·½» ³«¬ ¾» ³¿¼» ìè ¸±«® ¾»º±®» ¬¸» ³»»¬·²¹ò ̱ ³¿µ» ¿®®¿²¹»³»²¬ ½¿´´ çéçòéêìòíëïé ±® øÌÜÜ÷ ïòèððòéíëòîçèçò ß¹»²¼¿ ³¿§ ¾» ª·»©»¼ ±² ©©©ò½¬¨ò¹±ªò д¿²²·²¹ ú Ʊ²·²¹ ݱ³³··±² λ¹«´¿® ³»»¬·²¹ ¿®» ¾®±¿¼½¿¬ ´·ª» ±² Ý¿¾´» ß½½» ݸ¿²²»´ ïçò MINUTES PLANNING & ZONING COMMISSION Special Workshop August 18,2011,5:30 p.m. City Hall Administrative Conference Room College Station, Texas COMMISSIONERS PRESENT: Jodi Warner,James Benham, Jim Ross and Jerome Rektorik COMMISSIONERS ABSENT: Mike Ashfield, Bo Miles and Craig Hall CITY STAFF PRESENT: Bob Cowell, Lance Simms,Alan Gibbs, Carol Cotter, Molly Hitchcock, AdamFalco and Deborah Grace-Rosier 1.Call meeting to order. The meeting wascalled toorder at 5:30p.m. 2.Oath of Office for newly-appointed Commissioners. Staff Assistant Deborah Grace-Rosier gave the Oath of Office to the new Commissioners. 3.Presentation and discussion regarding orientation for newly-appointed Commissioners. Planning &Development Services Director Bob Cowell and Assistant Director of Planning &Development Services Lance Simmswent over the orientation material and answered questions from the new Commissioners. 4.Adjourn The meeting was adjourned at 6:36PM. Approved:Attest: ______________________________________________________________ Mike Ashfield,ChairmanDeborah Grace-Rosier , Staff Assistant Planning &Zoning Commission Planning &Development Services August 18, 2011P&Z Special Workshop MinutesPage 1of 1 MINUTES PLANNING & ZONING COMMISSION WorkshopMeeting August 18,2011,6:30 p.m. City Hall Council Chambers College Station, Texas COMMISSIONERS PRESENT: Chairman Mike Ashfield,Jodi Warner,James Benham, Jerome Rektorikand Jim Ross COMMISSIONERS ABSENT: Bo Miles and Craig Hall CITY COUNCIL MEMBERS PRESENT: Julie Schultz CITY STAFF PRESENT: Bob Cowell, Lance Simms,Molly Hitchcock, Joe Guerra, Alan Gibbs, Erika Bridges, Josh Norton,Matthew Hilgemeier, Matt Robinson, Jennifer Prochazka, Morgan Hester,Lauren Hovde, Adam Falco,DeborahGrace-Rosier, Robin Krauseand Carrie McCugh 1.Call meeting to order. Chairman Ashfieldcalled the meeting to order at 6:44 PM. 2.Discussion of consentand regular agenda items. There was no discussion. 3.Presentation, possible action, and discussion regarding the review and status of items within the 2011 P&Z Plan of Work. Director of Planning and Development Services Bob Cowell presented the Plan of Work. There was no discussion or action taken. 4.Presentation, possible action, and discussion regarding an update on neighborhood and district plans. Director Bob Cowell discussed the upcoming neighborhood district plans. There was no discussion or actiontaken. 5.Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings. DirectorCowell went over the calendar. There was no discussion or action taken. August 182011P&Z Regular Meeting MinutesPage 1of 2 6.Discussion, review and possible action regarding the following meetings: Design Review Board, Council Transportation Committee, Joint Parks/Planning & Zoning Subcommittee, Wolf Pen Creek Oversight Committee, Neighborhood Plan Stakeholder Resource Team, Biocorridor Committee, Medical Corridor Committee, and Mayor’s Development Forum. There was no discussionor action taken. 7.Discussion and possible action on future agenda items –A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting There was no discussion 8.Adjourn. Commissioner Warner motioned to adjourn the meeting. The meeting was adjourned at 6:58. Approved:Attest: ______________________________________________________________ Mike Ashfield,ChairmanDeborah Grace-Rosier , Staff Assistant Planning &Zoning Commission Planning &Development Services August 182011P&Z Regular Meeting MinutesPage 2of 2 MINUTES PLANNING & ZONING COMMISSION Regular Meeting August 18,2011,7:00p.m. City Hall Council Chambers College Station, Texas COMMISSIONERS PRESENT: Chairman Mike Ashfield,Jodi Warner,James Benham, Jerome Rektorik, Jim Ross COMMISSIONERS ABSENT: Bo Miles and Craig Hall CITY COUNCIL MEMBERS PRESENT: Julie Schultz CITY STAFF PRESENT: Bob Cowell, Lance Simms,Molly Hitchcock, Joe Guerra, Alan Gibbs, Erika Bridges, Josh Norton, Matthew Hilgemeier, Matt Robinson, Jennifer Prochazka, Morgan Hester,Lauren Hovde, Adam Falco,DeborahGrace-Rosier, Robin Krauseand Carrie McCugh 1.Call meeting to order. Chairman Ashfieldcalled the meeting to order at 7:08PM. Hear Citizens 2. No onespoke Consent Agenda 3. 3.1Consideration, discussion, and possible action on Absence Requests from meetings. Bo Miles ~ August 18, 2011 Craig Hall ~ August 18, 2011 3.2Consideration, discussion, and possible action to approve meeting minutes 3.3Presentation, possibleaction, and discussion on a Final Plat for the TDI-Brooks International Center Subdivision, consisting of one lot on 53.305 acres located at 14379 South Dowling Road, located within the newly-annexed area at the intersection of South Dowling Road and I&GNRoad. Case #11-00500106 (LH) Commissioner Warner motioned to approve the Consent Agenda Items. Commissioner Benham seconded the motion, which passed (5-0). August 18, 2011P&Z Regular Meeting MinutesPage 1of 3 Regular Agenda 4.Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission action There were no items removed from the Consent Agenda. 5.Presentation, possible action, and discussion on a waiver request to Section 8.2.K.2 “Required Sidewalks" of the Unified Development Ordinance, and presentation possible action, and discussion on a Preliminary Plan for the Barron Crest Subdivision consisting of 15 lots on 4.93 acres generally located west of the intersection of Barron Road and Fieldstone Place. Case # 11-00500102 (MKH) Staff Planner Matthew Hilgemeier presented the staff report. He recommendeddenial of the applicant’s request to awaiver from the sidewalk requirements; therefore, he recommendedapproval of the Preliminary Plan only with the condition that the applicant provides sidewalks on both sides of the internal street system, and that the applicant provides revised street names that do not closely duplicate existing street names. Blake Cathy, P.O. Box 9517, College Station, Texas, the applicant stated he felt a sidewalk on one side of the proposed street wasadequate. There wasgeneral discussion amongst the Commission concerning block length and sidewalks on asingle side of the street. Commissioner Warner motioned to deny the waiver from the sidewalk requirement per staff request. Commissioner Rektorik seconded the motion, which passed (5-0) Commissioner Warner motioned to approve the Preliminary Plan perstaff request to provide revised street names. Commissioner Benham secondedthe motion, which passed (5-0). 6.Presentation, possible action, and discussion on waiver requests to Section 8.2.E.3.a “Street Projections" and Section 8.2.K.2 "Required Sidewalks" of the Unified DevelopmentOrdinance, and presentation possible action, and discussion on a Preliminary Plan for the Wellborn Business Park Subdivision consisting of one lot on 4.16 acres generally located east of the intersection of McCullough Road and FM 2154. Case # 11-00500105(MR) Senior Planner Matt Robinson presented the staff report and recommended approval of the waivers to the street projection and sidewalks. He ended by saying that if the waivers are approved by the Commission, he recommended approval of the Preliminary Plan. Joe Schultz, 3205 Innsbrook, College Station, Texas,addressed the street projectionsand sidewalks. August 18, 2011P&Z Regular Meeting MinutesPage 2of 3 There wasgeneral discussionsamongst the Commissioners. Commissioner Warner motioned to approve the waiver for street projectionand required sidewalks. Commissioner Ross seconded the motion, which passed (5-0) Commissioner Warner motioned to approve the Preliminary Plan with the waivers. Commissioner Ross seconded the motion, which passed (5-0). 7.Discussion and possible action on future agenda items –A Planning &Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 8.Adjourn. The meeting was adjourned at 7:30 pm. Approved:Attest: ______________________________________________________________ Mike Ashfield,ChairmanDeborah Grace-Rosier , Staff Assistant Planning &Zoning Commission Planning &Development Services August 18, 2011P&Z Regular Meeting MinutesPage 3of 3 PRELIMINARY PLAN for Indian Lakes Ph 12 11-00500110 SCALE: ÐÍÈÉ ÍÎ ÛÙÊ×É LOCATION: õ×Î×ÊÛÐÐà ÐÍÙÛÈ×Ø ÍÖÖ ÍÖ óÎØÓÛÎ ðÛÑ×É øÊÓÆ× ZONING: î û ÷èò APPLICANT: èÊÛÆÓÉ ïÛÊÈÓÎ×Ñ éÏÓÐÓÎÕ ïÛÐÐÛÊØ ø×Æ×ÐÍÌÏ×ÎÈ ðÈØ PROJECT MANAGER: ïÍÊÕÛÎ ô×ÉÈ×ÊéÈÛÖÖ ìÐÛÎÎ×Ê ÏÔ×ÉÈ×ÊüÙÉÈÄÕÍÆ RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê DEVELOPMENT HISTORY Annexation: î û ðÍÙÛÈ×Ø ÓÎ ÈÔ× ×ÄÈÊÛÈ×ÊÊÓÈÍÊÓÛÐ ÒÇÊÓÉØÓÙÈÓÍÎ÷èò Zoning: î û ðÍÙÛÈ×Ø ÓÎ ÈÔ× ×ÄÈÊÛÈ×ÊÊÓÈÍÊÓÛÐ ÒÇÊÓÉØÓÙÈÓÍÎ ÷èò MasterPlanned: ïÛÉÈ×Ê ìÐÛÎÎ×Ø ÓÎ ûÌÊÓÐ Site development: æÛÙÛÎÈ ÷Ð×Æ×Î Ê×ÉÓØ×ÎÈÓÛÐ ÐÍÈÉ ÛÊ× ÌÊÍÌÍÉ×Ø ÊÛÎÕÓÎÕ ÖÊÍÏ ÛÙÊ× ÈÍ ÛÙÊ×É COMMENTS Water: ìÊÍÆÓØ×ØÚà å×ÐÐÚÍÊÎ éÌ×ÙÓÛÐ çÈÓÐÓÈà øÓÉÈÊÓÙÈ Sewer: éÛÎÓÈÛÊà É×Å×Ê É×ÊÆÓÙ× ÅÓÐÐ Ú× ÌÊÍÆÓØ×Ø Úà ÌÊÓÆÛÈ× ÍÎÉÓÈ× É×Å×Ê ÈÊ×ÛÈÏ×ÎÈ ÉÃÉÈ×ÏÉ ÍÎ×ÛÙÔ ÐÍÈ èÔ×É× ÖÛÙÓÐÓÈÓ×É ÅÓÐÐ Ú× Ì×ÊÏÓÈÈ×Ø Úà ÈÔ× úÊÛÂÍÉ ùÍÇÎÈà ô×ÛÐÈÔ ø×ÌÛÊÈÏ×ÎÈ Off-site Easements: îÍÎ× ÛÈ ÈÔÓÉ ÈÓÏ× Drainage: øÊÛÓÎÛÕ× ÓÉ Õ×Î×ÊÛÐÐà ÈÍ ÈÔ× ÎÍÊÈÔ ÅÓÈÔÓÎ ÈÔ×ì×ÛÙÔ ùÊ××Ñ øÊÛÓÎÛÕ× úÛÉÓÎ Flood Plain: èÔ×Ê× ÓÉ ÎÍ ö÷ïû Ê×ÕÇÐÛÈ×Ø ÖÐÍÍØÌÐÛÓÎ ÐÍÙÛÈ×Ø ÍÎ ÈÔ× ÌÊÍÌ×ÊÈà Greenways: î û Pedestrian Connectivity: èÔÓÉ ÉÓÈ× ÓÉ ÐÍÙÛÈ×Ø ÓÎ ÈÔ× ÷èò ÛÎØ ÉÈÊ××ÈÉ ÛÊ× ÊÇÊÛÐ ÓÎ ÙÍÎÈ×ÄÈ ÈÔ×Ê×ÖÍÊ× ÎÍ ÉÓØ×ÅÛÐÑÉ ÛÊ× Ê×ËÇÓÊ×Ø Bicycle Connectivity: èÔÓÉ ÉÓÈ× ÓÉ ÐÍÙÛÈ×Ø ÓÎ ÈÔ× ÷èò ÛÎØ ÎÍ ÉÌ×ÙÓÖÓÙ ÖÛÙÓÐÓÈÓ×É ÖÍÊ ÚÓÙÃÙÐ× ÙÍÎÎ×ÙÈÓÆÓÈà ÛÊ× Ê×ËÇÓÊ×Ø Streets: ûÙÙ×ÉÉ ÅÓÐÐ Ú× ÌÊÍÆÓØ×Ø ÖÊÍÏ óÎØÓÛÎ ðÛÑ×É ìÔÛÉ× ÆÓÛ óÎØÓÛÎ ðÛÑ×É øÊÓÆ× èÅÍ Î×Å ÌÇÚÐÓÙ ÊÇÊÛÐ Ê×ÉÓØ×ÎÈÓÛÐ ÉÈÊ××ÈÉ ÛÊ× ÌÊÍÌÍÉ×Ø ÅÓÈÔ ÈÔÓÉ Ø×Æ×ÐÍÌÏ×ÎÈ Oversize Request: î û Parkland Dedication Fees: èÔÓÉ Ø×Æ×ÐÍÌÏ×ÎÈ ÅÛÉ ïÛÉÈ×Ê ìÐÛÎÎ×Ø ÓÎ ÈÔ× ÷èò ÌÊÓÍÊ ÈÍ ÌÛÊÑÐÛÎØ Ø×ØÓÙÛÈÓÍÎ Ê×ËÇÓÊ×Ï×ÎÈÉÛÎØ ÈÔ×Ê×ÖÍÊ× ÎÍ Ö××É ÛÊ× Ê×ËÇÓÊ×Ø Impact Fees: î û REVIEW CRITERIA Compliance with Comprehensive Plan and Unified Development Ordinance: èÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎ Ø×ÉÓÕÎÛÈ×É ÈÔÓÉ ÛÊ×Û ÛÉ êÇÊÛÐ èÔ× ùÓÈà ÔÍÅ×Æ×Ê ØÍ×É ÎÍÈ ÙÍÎÈÊÍÐ ÐÛÎØ ÇÉ×É ÓÎ ÈÔ× ÷èò èÔ× ÌÊÍÌÍÉ×Ø ÐÍÈÉ ÅÓÐÐ ÔÛÆ× ÛÙÙ×ÉÉ ÈÔÊÍÇÕÔ ÊÇÊÛÐ Ê×ÉÓØ×ÎÈÓÛÐ ÉÈÊ××ÈÉ ÈÔÛÈ ÙÍÎÎ×ÙÈ ÈÍ óÎØÓÛÎ ðÛÑ×É øÊÓÆ× Û ïÛÒÍÊùÍÐÐ×ÙÈÍÊ ÍÎ ÈÔ× èÔÍÊÍÇÕÔÖÛÊ× ìÐÛÎ ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê Compliance with Subdivision Regulations: èÔ× ÌÊ×ÐÓÏÓÎÛÊà ÌÐÛÎÙÍÏÌÐÓ×É ÅÓÈÔ ÈÔ× éÇÚØÓÆÓÉÓÍÎ ê×ÕÇÐÛÈÓÍÎÉ STAFF RECOMMENDATION éÈÛÖÖ Ê×ÙÍÏÏ×ÎØÉ ÛÌÌÊÍÆÛÐ SUPPORTING MATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌà ÍÖ ìÊ×ÐÓÏÓÎÛÊà ìÐÛÎÌÊÍÆÓØ×Ø ÓÎ ÌÛÙÑ×È ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê REZONING REQUEST FOR 2672 HORSE HAVEN LANE 11-00500112 REQUEST: ê×ÂÍÎ× ÖÊÍÏ ê éÓÎÕÐ×öÛÏÓÐà ê×ÉÓØ×ÎÈÓÛÐ ÛÎØ ûí ûÕÊÓÙÇÐÈÇÊÛÐíÌ×Î ÈÍ ìøø ìÐÛÎÎ×Ø ø×Æ×ÐÍÌÏ×ÎÈ øÓÉÈÊÓÙÈ SCALE: ÛÙÊ×É LOCATION: ÛÎ× APPLICANT: ïÓÑ× ô×ÉÈ×Ê ì÷ ô×ÉÈ×Ê ÷ÎÕÓÎ××ÊÓÎÕ ùÍÏÌÛÎà PROJECT MANAGER: ðÛÇÊ×Î û ôÍÆØ×éÈÛÖÖ ìÐÛÎÎ×Ê ÐÔÍÆØ×üÙÉÈÄÕÍÆ RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ï××ÈÓÎÕìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ï××ÈÓÎÕìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ï××ÈÓÎÕìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê NOTIFICATIONS ûØÆ×ÊÈÓÉ×Ø ùÍÏÏÓÉÉÓÍÎ ô×ÛÊÓÎÕ øÛÈ×é×ÌÈ×ÏÚ×Ê ûØÆ×ÊÈÓÉ×Ø ùÍÇÎÙÓÐ ô×ÛÊÓÎÕ øÛÈ×É íÙÈÍÚ×Ê èÔ× ÖÍÐÐÍÅÓÎÕ Î×ÓÕÔÚÍÊÔÍÍØ ÍÊÕÛÎÓÂÛÈÓÍÎÉ ÈÔÛÈ ÛÊ× Ê×ÕÓÉÈ×Ê×Ø ÅÓÈÔ ÈÔ× ùÓÈà ÍÖ ùÍÐÐ×Õ× éÈÛÈÓÍ뻃 î×ÓÕÔÚÍÊÔÍÍØ é×ÊÆÓÙ×É ÔÛÆ× Ê×Ù×ÓÆ×Ø Û ÙÍÇÊÈ×Éà Ð×ÈÈ×Ê ÍÖ ÎÍÈÓÖÓÙÛÈÓÍÎ ÍÖ ÈÔÓÉ ÌÇÚÐÓÙ Ô×ÛÊÓÎÕ îÍÎ× ìÊÍÌ×ÊÈà ÍÅÎ×Ê ÎÍÈÓÙ×É ÏÛÓÐ×Ø ùÍÎÈÛÙÈÉ ÓÎ ÉÇÌÌÍÊÈîÍÎ× ùÍÎÈÛÙÈÉ ÓÎ ÍÌÌÍÉÓÈÓÍÎíÎ×èÔÓÉ Ì×ÊÉÍÎ ÓÉ ÙÍÎÙ×ÊÎ×Ø ÛÚÍÇÈ Û ÙÍÏÏ×ÊÙÓÛÐ Ø×Æ×ÐÍÌÏ×ÎÈ ÓÎÒÇÊÓÎÕ ÈÔ×ÓÊ ÌÊÍÌ×ÊÈà ÆÛÐÇ× óÎËÇÓÊà ÙÍÎÈÛÙÈÉèÔÊ××ûÐÐ ÓÎËÇÓÊ×ÊÉ Å×Ê× ÛÏ×ÎÛÚÐ× ÈÍ ÈÔ× Ø×Æ×ÐÍÌÏ×ÎÈ ADJACENT LAND USES DirectionComprehensivePlanZoningLand Use North ðÛÎ× ïÓÎÍÊ î ûôÍÊÉ× ôÛÆ×Î ðÛÎ× ùÍÐÐ×ÙÈÍÊ South îÛÈÇÊÛÐ ûÊ×ÛÉûí ûÕÊÓÙÇÐÈÇÊÛÐíÌ×ÎæÛÙÛÎÈ ùÓÈà ÌÊÍÌ×ÊÈà ê×É×ÊÆ×Ø East îÛÈÇÊÛÐ ûÊ×ÛÉê éÓÎÕÐ×öÛÏÓÐÃôÍÊÉ× ôÛÆ×Î ê×É×ÊÆ×Øê×ÉÓØ×ÎÈÓÛÐ éÇÚØÓÆÓÉÓÍÎ ûí ûÕÊÓÙÇÐÈÇÊÛÐíÌ×ÎæÛÙÛÎÈ ÌÍÊÈÓÍÎ ÍÖ ÐÛÊÕ×Ê ÌÊÍÌ×ÊÈà West îÛÈÇÊÛÐ ûÊ×ÛÉìøø ìÐÛÎÎ×Ø ûÙÛØ×Ïà ê×É×ÊÆ×Ø ÛÎØ ø×Æ×ÐÍÌÏ×ÎÈ øÓÉÈÊÓÙÈ õ×Î×ÊÛÐ ùÍÏÏ×ÊÙÓÛÐ DEVELOPMENT HISTORY Annexation: é×ÌÈ×ÏÚ×Ê Zoning: ûí ûÕÊÓÙÇÐÈÇÊÛÐíÌ×Î ÇÌÍÎ ÛÎÎ×ÄÛÈÓÍÎ ê éÓÎÕÐ×ÖÛÏÓÐÃê×ÉÓØ×ÎÈÓÛÐ ÖÊÍÎÈ ÌÍÊÈÓÍÎ ÍÎÐà Final Plat: çÎÌÐÛÈÈ×Ø Site development: èÔÓÉ ÉÓÈ× ÅÛÉ ÌÊ×ÆÓÍÇÉÐÃØ×Æ×ÐÍÌ×Ø ÛÉ ÛÎ ÍÓÐ Å×ÐÐ ÚÇÈ ÓÉ ÙÇÊÊ×ÎÈÐà ÆÛÙÛÎÈ ÅÓÈÔ ÈÔ× ×ÄÙ×ÌÈÓÍÎ ÍÖ Û È×Ð×ÙÍÏÏÇÎÓÙÛÈÓÍÎÈÍÅ×Ê REVIEW CRITERIA 1.Consistency with the Comprehensive Plan: èÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎ öÇÈÇÊ× ðÛÎØ çÉ× ÛÎØ ùÔÛÊÛÙÈ×Ê ïÛÌ Ø×ÉÓÕÎÛÈ×ÉÈÔ× ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈà ÛÉ õ×Î×ÊÛÐ ùÍÏÏ×ÊÙÓÛÐèÔ×õ×Î×ÊÛÐ ùÍÏÏ×ÊÙÓÛÐ ÐÛÎØ ÇÉ× Ø×ÉÓÕÎÛÈÓÍÎ ÓÉ Õ×Î×ÊÛÐÐà ÖÍÊ ÛÊ×ÛÉ ÈÔÛÈ ÓÎÙÐÇØ× ÍÖÖÓÙ× Ê×ÈÛÓÐ Ê×ÉÈÛÇÊÛÎÈÉ ÛÎØ ÍÈÔ×Ê ÔÓÕÔ ÓÎÈ×ÎÉÓÈà ÙÍÏÏ×ÊÙÓÛÐ ÇÉ×ÉèÔ× ÇÉ×É ÌÊÍÌÍÉ×Ø ÅÓÈÔ ÈÔÓÉ Ê×ËÇ×ÉÈ×Ø ìøø ÓÎÙÐÇØ× É×ÐÖÉÈÍÊÛÕ× ÛÎØ ÛÎ ÛÙÙ×ÉÉÍÊà ÍÖÖÓÙ× ÚÍÈÔ ÍÖ ÅÔÓÙÔ ÛÊ× ÛÌÌÊÍÌÊÓÛÈ× ÖÍÊ ÈÔ× õ×Î×ÊÛÐ ùÍÏÏ×ÊÙÓÛÐÐÛÎØ ÇÉ× Ø×ÉÓÕÎÛÈÓÍÎ ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ï××ÈÓÎÕìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê ôÍÅ×Æ×Ê ÈÔ× ÌÊÍÄÓÏÓÈà ÈÍ ×ÄÓÉÈÓÎÕ Ê×ÉÓØ×ÎÈÓÛÐ ÇÉ×É ÌÇÈÉÈÔ× ÌÊÍÌÍÉ×Ø ÐÛÎØ ÇÉ× ÛÈ ÊÓÉÑ ÍÖ ÙÍÎÖÐÓÙÈÅÓÈÔ ÈÔ× î×ÓÕÔÚÍÊÔÍÍØ óÎÈ×ÕÊÓÈà ÌÍÊÈÓÍÎ ÍÖ ÈÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎ óÎ ÍÊØ×Ê ÈÍ ÛØØÊ×ÉÉ ÈÔ×É× ÌÍÈ×ÎÈÓÛÐ ÙÍÎÖÐÓÙÈÉ ÈÔ× Ø×Æ×ÐÍÌ×Ê ÔÛÉ ÏÛØ× ÛØØÓÈÓÍÎÉ ÈÍ ÈÔ× ÌÊÍÌÍÉÛÐ ÈÔÛÈ ÅÓÐÐ ÓÎÙÊ×ÛÉ× ÈÔ× ÇÉ×É ÙÍÏÌÛÈÓÚÓÐÓÈà ÈÍ ÈÔ× Î×ÓÕÔÚÍÊÔÍÍØ 2.Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: èÔ× ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈà ÓÉ ÙÇÊÊ×ÎÈÐà ÂÍÎ×Ø ûí ûÕÊÓÙÇÐÈÇÊÛÐ íÌ×Î ÛÎØê éÓÎÕÐ×ÖÛÏÓÐÃê×ÉÓØ×ÎÈÓÛÐèÔ× ÌÊÍÌ×ÊÈà ÓÉ ÚÍÇÎØ ÍÎ ÈÔ× ÎÍÊÈÔ ÉÓØ× Úà ôÍÊÉ× ôÛÆ×Î ðÛÎ× ÅÔÓÙÔ ÅÛÉ ÚÇÓÐÈ ÛÉ Û ðÍÙÛÐ éÈÊ××È ÛÎØ ÅÛÉ ÐÛÈ×Ê Ø×ÉÓÕÎÛÈ×Ø ÛÉ Û ïÓÎÍÊ ùÍÐÐ×ÙÈÍÊ ÍÎ ÈÔ× èÔÍÊÍÇÕÔÖÛÊ× ìÐÛÎ èÍ ÈÔ× ÎÍÊÈÔ×ÛÉÈ ÛÎØ ×ÛÉÈ ÉÓÈ ×Ð×Æ×Î ÉÓÎÕÐ×ÖÛÏÓÐà ÐÍÈÉ ÛÐÐ ÚÇÓÐÈ ÇÌÍÎ ×ÄÙ×ÌÈ ÍÎ× ÈÔÛÈ ÛÊ× ÂÍÎ×Ø ê éÓÎÕÐ×ÖÛÏÓÐÃê×ÉÓØ×ÎÈÓÛÐ ÛÎØ ÈÔ× ÌÛÉÈÇÊ× ÌÍÊÈÓÍÎ ÍÖ Û ÉÏÛÐÐ ÊÛÎÙÔ ÂÍÎ×Ø ûí ûÕÊÓÙÇÐÈÇÊÛÐíÌ×Î èÔ× ùÓÈà ÍÖ ùÍÐÐ×Õ× éÈÛÈÓÍÎ ÔÛÉ ÛÙËÇÓÊ×Ø õÊ××ÎÅÛà ÌÊÍÌ×ÊÈà ÈÍ ÈÔ× ÉÍÇÈÔ ÛÎØûÙÛØ×ÏÃéÌÍÊÈÓÎÕ õÍÍØÉÓÉ Ø×Æ×ÐÍÌ×Ø ÛÉ Û ìøø ÈÍ ÈÔ× Å×ÉÈèÔ× ÌÊÍÌÍÉ×Ø ÇÉ× ÓÉ ÙÍÏÌÛÈÓÚÐ× ÈÍ ûÙÛØ×Ïà ÛÎØ ÈÔ× Î×ÓÕÔÚÍÊÓÎÕ õÛÎØ×Ê ïÍÇÎÈÛÓÎ ÉÈÍÊ×èÔ× Ø×Æ×ÐÍÌ×Ê ÓÉ ÌÊÍÌÍÉÓÎÕ ÎÇÏ×ÊÍÇÉ ÉÓÈ× ÛÈÈÊÓÚÇÈ×É ÛÎØ ÙÍÏÏÇÎÓÈà Ú×Î×ÖÓÈÉ ÏÛÎà ÉÔÍÅÎ ÍÎ ÈÔ× ìøø ùÍÎÙ×ÌÈ ìÐÛÎÈÍ Ð×ÉÉ×ÎÈÔ× ÆÓÉÇÛÐ ÛÎØ ÛÇØÓÚÐ× ÓÏÌÛÙÈ ÍÖ ÈÔ× ÇÉ× èÔ×É× ×Ð×Ï×ÎÈÉ ÛÊ× Ú×ÓÎÕ ÌÊÍÆÓØ×ØÈÍ ÓÎÙÊ×ÛÉ× ÈÔ× ÙÍÏÌÛÈÓÚÓÐÓÈà ÍÖ ÈÔ× ÌÊÍÌÍÉ×Ø ÇÉ× ÈÍ ÈÔ× ÉÇÊÊÍÇÎØÓÎÕ Ê×ÉÓØ×ÎÈÓÛÐ Î×ÓÕÔÚÍÊÔÍÍØóÎ ÛØØÓÈÓÍÎ ÈÔ× Ð×ÉÉ×Ê ÓÎÈ×ÎÉ× ÙÍÏÏ×ÊÙÓÛÐ ÇÉ× ÛÙÈÉ ÛÉ Û ÈÊÛÎÉÓÈÓÍÎ ÖÊÍÏ ÈÔ× ÓÎÈ×ÎÉ× Ê×ÈÛÓÐ ÇÉ×É ÛÐÍÎÕ éÈÛÈ× ôÓÕÔÅÛà ÈÍ ÈÔ× ÉÓÎÕÐ×ÖÛÏÓÐà ÇÎÓÈÉ 3.Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: èÔ× ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈà ÓÉ ÐÍÙÛÈ×Ø Ú×ÈÅ××Î ûÙÛØ×ÏÃÛÎØ ôÍÊÉ× ôÛÆ×Î éÇÚØÓÆÓÉÓÍÎ ú×ÓÎÕ ÌÊ×ÆÓÍÇÉÐÃØ×Æ×ÐÍÌ×Ø ÛÉ Û Å×ÐÐ ÉÓÈ× ÛÎØ ÔÛÆÓÎÕ ÛÎ ÛÙÈÓÆ× È×Ð×ÙÍÏÏÇÎÓÙÛÈÓÍÎÉÈÍÅ×Ê ÍÎ ÈÔ× Å×ÉÈ ÉÓØ× ÏÛÑ×É ÈÔÓÉ ÉÓÈ× ÏÍÊ× ÛÌÌÊÍÌÊÓÛÈ×ÖÍÊ ÎÍÎÊ×ÉÓØ×ÎÈÓÛÐ Ø×Æ×ÐÍÌÏ×ÎÈ èÔ× ÌÊÍÌÍÉ×Ø ÇÉ× ÅÓÐÐ ÛÙÈ ÛÉ Û ÈÊÛÎÉÓÈÓÍÎ Ú×ÈÅ××Î ÈÔ× ÓÎÈ×ÎÉ× Ê×ÈÛÓÐ×ÊÉ ÛÐÍÎÕ éÈÛÈ× ôÓÕÔÅÛà ÛÎØ ÈÔ× ÉÓÎÕÐ×ÖÛÏÓÐà Ø×Æ×ÐÍÌÏ×ÎÈ ÈÍ ÈÔ× ×ÛÉÈ óÎ ÛØØÓÈÓÍÎ ÈÔÓÉ ÉÓÈ× ÅÓÐÐ Ú× Ø×ØÓÙÛÈÓÎÕÛÏÇÐÈÓÇÉ× ÌÛÈÔ ÛÐÍÎÕ ÈÔ× ×ÛÉÈ×ÊÎ ÚÍÊØ×Ê ÍÖ ÈÔ× Ø×Æ×ÐÍÌÓÎÕ ÌÍÊÈÓÍÎ ÛÎØ ÅÓÐÐ Ú× Ø×ØÓÙÛÈÓÎÕ Û ÚÐÛÎÑ×È ÌÇÚÐÓÙ ÛÙÙ×ÉÉ ×ÛÉ×Ï×ÎÈÉ ÍÆ×Ê ÈÔ× Ê×ÛÊ ©íÌ×Î éÌÛÙר ÌÍÊÈÓÍÎ ØÇÊÓÎÕ ÈÔ× ÌÐÛÈÈÓÎÕ ÌÊÍÙ×ÉÉ èÔÓÉ ÅÓÐÐ ÖÇÊÈÔ×Ê ×ÎÛÚÐ× ÖÇÈÇÊ× Ì×Ø×ÉÈÊÓÛÎ ÛÎØ ÙÃÙÐÓÉÈ ÙÍÎÎ×ÙÈÓÆÓÈà ÖÊÍÏ ôÍÊÉ× ôÛÆ×Î ÈÍ êÛÓÎÈÊ×× éÇÚØÓÆÓÉÓÍÎÉ 4.Suitability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: èÔ× ÌÊÍÌ×ÊÈà ÓÉ ÙÇÊÊ×ÎÈÐà ÂÍÎ×Ø ê éÓÎÕÐ×ÖÛÏÓÐÃê×ÉÓØ×ÎÈÓÛÐ ÅÔÓÙÔ ÛÐÐÍÅÉ ÖÍÊ ÔÓÕÔØ×ÎÉÓÈà Ø×ÈÛÙÔ×Ø ÉÓÎÕÐ×ÖÛÏÓÐà Ê×ÉÓØ×ÎÈÓÛÐ ÇÉ×É èÔ× ÉÇÓÈÛÚÓÐÓÈà ÍÖ ÈÔ× ÇÉ× ÓÉ ÙÍÏÌÊÍÏÓÉ×Ø ØÇ× ÈÍ ÈÔ× ÛÙÈÓÆ× È×Ð×ÙÍÏÏÇÎÓÙÛÈÓÍÎÉ ÈÍÅ×Ê ÍÎ ÈÔ× Å×ÉÈ ÉÓØ× ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà óÎ ÛØØÓÈÓÍÎ ÓÈÉ ÌÊÍÄÓÏÓÈà ÈÍ ÈÅÍ ÏÛÒÍÊ Ê×ÈÛÓÐ×ÊÉ õÛÎØ×Ê ïÍÇÎÈÛÓÎ ÛÎØ ûÙÛØ×Ïà Ð×ÛÆ×É ÈÔ× ÌÊÍÌ×ÊÈà Ð×ÉÉ ÛÌÌÊÍÌÊÓÛÈ× ÖÍÊ ÉÓÎÕÐ×ÖÛÏÓÐà Ø×Æ×ÐÍÌÏ×ÎÈ 5.Marketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: èÔ× ÏÛÊÑ×ÈÛÚÓÐÓÈà ÍÖ ÈÔ× ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈà ÛÉ Û ÉÓÎÕÐ×ÖÛÏÓÐà Ø×Æ×ÐÍÌÏ×ÎÈ ÓÉ ÐÓÑ×Ðà Ð×ÉÉ×Î×Ø Úà ÈÔ× ×ÄÓÉÈ×ÎÙ× ÍÖ ÛÎ ÛÙÈÓÆ× È×Ð×ÙÍÏÏÇÎÓÙÛÈÓÍÎÉÈÍÅ×Ê ÍÎ ÉÓÈ× óÎ ÛØØÓÈÓÍÎ ÈÔ× ÙÍÎÖÓÕÇÊÛÈÓÍÎ ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà ÅÍÇÐØ ÌÊÍÆ× ØÓÖÖÓÙÇÐÈ ÖÍÊ Ê×ÉÓØ×ÎÈÓÛÐ Ø×Æ×ÐÍÌÏ×ÎÈ ÉÓÎÙ× Û ÐÍÙÛÐ ÉÈÊ××È ÅÍÇÐØ Ú× Ê×ËÇÓÊ×Ø ÈÍ ÌÊÍÆÓØ× ÛÙÙ×ÉÉ ÈÍ ÓÎÈ×ÊÎÛÐ ÐÍÈÉ èÔÓÉ ÊÓÕÔÈÍÖÅÛà ÅÍÇÐØ ×ÓÈÔ×Ê Ú× Û ÙÇÐØ×ÉÛÙ ÈÔÇÉ ÐÓÏÓÈÓÎÕ ÈÔ× ÎÇÏÚ×Ê ÍÖ ÐÍÈÉ ÈÔÛÈ ÙÍÇÐØ Ú× Ø×Æ×ÐÍÌ×Ø ØÇ× ÈÍ ÛÙÙ×ÉÉÓÚÓÐÓÈà ÍÊ Û ÐÍÍÌ ÈÔÛÈ ÅÍÇÐØ ÓÎÙÊ×ÛÉ× ÈÔ× ÛÏÍÇÎÈ ÍÖ ÊÓÕÔÈÍÖÅÛà Ê×ËÇÓÊ×Ø ÛÎØ ÈÔ×Ê×ÖÍÊ× Ê×ØÇÙ× ÈÔ× ÎÇÏÚ×Ê ÍÖ ÐÍÈÉ ôÍÅ×Æ×Ê ÛÉ×ÐÖÉÈÍÊÛÕ×ÖÛÙÓÐÓÈÃÅÓÐÐ Ú× ÛÚÐ× ÈÍ É×ÊÆ× ÈÔ× Ê×ÉÓØ×ÎÈÓÛÐÇÉ×É ÓÎ ÈÔ× Õ×Î×ÊÛÐ ÛÊ×Û 6.Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: èÔ× ÉÇÚÒ×ÙÈ ÈÊÛÙÈ ÓÉ ÐÍÙÛÈ×Ø ÛØÒÛÙ×ÎÈ ÈÍ ÛÎ ÓÎÙÔ ÅÛÈ×Ê ÉÃÉÈ×Ï ÅÔÓÙÔ ÊÇÎÉ ÛÐÍÎÕ ôÍÊÉ× ôÛÆ×Î ðÛÎ× èÔ× ÉÇÚÒ×ÙÈ ÈÊÛÙÈ ÓÉ ÐÍÙÛÈ×Ø ÛØÒÛÙ×ÎÈ ÈÍ ÛÎ ÓÎÙÔ ÉÛÎÓÈÛÊà É×Å×Ê ÏÛÓÎ ÖÍÇÎØ ÍÎÈÔ× Å×ÉÈ×ÊÎÌÊÍÌ×ÊÈà ÚÍÇÎØÛÊà èÔ× ÉÓÈ× ÓÉÓÎ ÈÔ× åÍÐÖ ì×Î ùÊ××Ñ øÊÛÓÎÛÕ× úÛÉÓÎ ÛÎØ ÓÉ ×ÎÙÊÍÛÙÔ×Ø Úà ö÷ïû ê×ÕÇÐÛÈ×Ø öÐÍÍØ ìÐÛÓÎ âÍÎ× û÷ Ì×Ê ö÷ïû öóêï ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ï××ÈÓÎÕìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê ìÛÎ×Ð ù ø ì×Ê ÈÔ× ÂÍÎÓÎÕ Ê×ËÇ×ÉÈ ÈÔ× ÌÍÊÈÓÍÎ ÍÖ ÖÐÍÍØÌÐÛÓÎ ×ÎÙÊÍÛÙÔÓÎÕ ÓÎÈÍ ÈÔ× ÌÊÍÌ×ÊÈà ÓÉ ÈÍ Ê×ÏÛÓÎ ÛÉ ÍÌ×Î ÉÌÛÙ× öÇÈÇÊ× Ø×Æ×ÐÍÌÏ×ÎÈ ÍÖ ÈÔ× ÈÊÛÙÈ ÅÓÐÐ Ú× Ê×ËÇÓÊ×Ø ÈÍ Ï××È ÈÔ× ùÓÈÃÉ éÈÍÊÏ åÛÈ×Ê ø×ÉÓÕÎ õÇÓØ×ÐÓÎ×É èÔ× ÉÇÚÒ×ÙÈ ÈÊÛÙÈ ÅÓÐÐ ÈÛÑ× ÛÙÙ×ÉÉ ÖÊÍÏ ôÍÊÉ× ôÛÆ×Î ðÛÎ× ÅÔÓÙÔ ÓÉ Ø×ÉÓÕÎÛÈ×Ø ÛÉ Û ÈÅÍÐÛÎ× ïÓÎÍÊ ùÍÐÐ×ÙÈÍÊ ÍÎ ÈÔ× ùÓÈÃÉ èÔÍÊÍÇÕÔÖÛÊ× ìÐÛÎ REVIEW OF CONCEPT PLAN èÔ× ÛÌÌÐÓÙÛÎÈ ÔÛÉ ÌÊÍÆÓØ×Ø ÈÔ× ÖÍÐÐÍÅÓÎÕ ÓÎÖÍÊÏÛÈÓÍÎ Ê×ÐÛÈ×Ø ÈÍ ÈÔ× ÌÇÊÌÍÉ× ÛÎØ ÓÎÈ×ÎÈ ÍÖ ÈÔ× ÌÊÍÌÍÉ×Ø ÂÍÎÓÎÕ ØÓÉÈÊÓÙÈ ©èÍ ÙÍÎÉÈÊÇÙÈ Û Ì×ÊÉÍÎÛÐ ÉÈÍÊÛÕ× ÖÛÙÓÐÓÈà ÖÍÊ ÈÔ× ÉÇÊÊÍÇÎØÓÎÕ ÙÍÏÏÇÎÓÈè èÔ× ÌÊÍÌÍÉ×Ø ÙÍÎÙ×ÌÈ ÌÐÛÎ ÓÎÙÐÇØ×É Û É×ÐÖÉÈÍÊÛÕ× ÖÛÙÓÐÓÈà ÛÎ ÛÙÙ×ÉÉÍÊà ÍÖÖÓÙ× ÍÌ×Î ÉÌÛÙ× ÛÎØ Û ÏÇÐÈÓÇÉ× ÌÛÈÔ íÇÈØÍÍÊ ÉÈÍÊÛÕ× ÛÎØ ÈÔ× ÉÈÍÊÛÕ× ÍÖ ÏÍÆÓÎÕÈÊÇÙÑÉÓÉ ×ÄÌÊ×ÉÉÐà ÌÊÍÔÓÚÓÈ×Ø èÔ× ÈÍÈÛÐ ÚÇÓÐØÓÎÕ ÉËÇÛÊ×ÖÍÍÈÛÕ× ÓÉ ÌÊÍÌÍÉ×Ø ÈÍ ÊÛÎÕ× Ú×ÈÅ××Î èÔ× ×ÄÈ×ÊÓÍÊ ÚÇÓÐØÓÎÕÉ ÛÐÍÎÕ ÔÍÊÉ× ÔÛÆ×Î ÐÛÎ× ÈÔ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ÛÎØ Î×ÄÈ ÈÍ ûÙÛØ×Ïà ÅÓÐÐ Ú× Û ÏÛÄÓÏÇÏ ÍÖ Ö××È ÔÓÕÔ ÛÎØ ÈÔ× ÓÎÈ×ÊÓÍÊ ÚÇÓÐØÓÎÕÉ ÅÓÐÐ ÔÛÆ× Û ÏÛÄÓÏÇÏ Ô×ÓÕÔÈ ÍÖ Ö××È êÍÍÖ ÌÓÈÙÔÅÓÐÐ Ú× Û ÏÓÎÓÏÇÏ ÍÖ ÖÍÊ ÈÔ× ÚÇÓÐØÓÎÕÉÖÛÙÓÎÕ ôÍÊÉ× ôÛÆ×Î ðÛÎ× ÈÔ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ÛÎØ ÈÔ× ÚÇÓÐØÓÎÕ ÙÐÍÉ×È ÈÍ ûÙÛØ×Ïà óÎÈ×ÊÓÍÊ ÚÇÓÐØÓÎÕÉ ÛÊ× ÌÊÍÌÍÉ×Ø ÈÍ ÔÛÆ× Û ÏÓÎÓÏÇÏ ÍÖ Û ÌÓÈÙÔ ÖÐÛÈ ÊÍÍÖ Base Zoning and Meritorious Modifications èÔ× ÛÌÌÐÓÙÛÎÈ ÓÉ ÌÊÍÌÍÉÓÎÕÈÍ Ø×Æ×ÐÍÌ ÇÉÓÎÕ ÈÔ×ù õ×Î×ÊÛÐ ùÍÏÏ×ÊÙÓÛÐÂÍÎÓÎÕ ÙÐÛÉÉÓÖÓÙÛÈÓÍÎ ÉÈÛÎØÛÊØÉ ÖÍÊ ÈÔ× Ê×ËÇ×ÉÈ×Ø ìøøÅÔÓÐ× ÐÓÏÓÈÓÎÕ ÈÔ× ÇÉ×É ÈÍ É×ÐÖÉÈÍÊÛÕ× ÛÎØ ÛÙÙ×ÉÉÍÊà ÍÖÖÓÙ× ûÈ ÈÔ× ÈÓÏ× ÍÖ ÌÐÛÈ ÛÎØ ÉÓÈ× ÌÐÛÎ ÈÔ× ÌÊÍÒ×ÙÈ ÅÓÐÐ Î××Ø ÈÍ Ï××È ÛÐÐ ÛÌÌÐÓÙÛÚÐ× ÉÓÈ× Ø×Æ×ÐÍÌÏ×ÎÈ ÉÈÛÎØÛÊØÉ ÛÎØ ÌÐÛÈÈÓÎÕ Ê×ËÇÓÊ×Ï×ÎÈÉ ÍÖ ÈÔ× çøí ÖÍÊ ÈÔ× ù õ×Î×ÊÛÐ ùÍÏÏ×ÊÙÓÛÐÂÍÎÓÎÕ ÙÐÛÉÉÓÖÓÙÛÈÓÍÎ ×ÄÙ×ÌÈ ÅÔ×Ê× Ï×ÊÓÈÍÊÓÍÇÉ ÏÍØÓÖÓÙÛÈÓÍÎÉ ÛÊ× ÕÊÛÎÈ×Ø ÅÓÈÔ ÈÔ× ìøø ÂÍÎÓÎÕ èÔ× ÛÌÌÐÓÙÛÎÈ ÓÉ Ê×ËÇ×ÉÈÓÎÕ ÈÔ× ÖÍÐÐÍÅÓÎÕ Ï×ÊÓÈÍÊÓÍÇÉ ÏÍØÓÖÓÙÛÈÓÍÎÉ 1.UDO Section 7.6 “Buffer” èÔÓÉ É×ÙÈÓÍÎ ÍÖ ÈÔ× çøí Ê×ËÇÓÊ×É Û ÅÛÐÐ ÈÍ Ú× ÙÍÎÉÈÊÇÙÈ×Ø Ú×ÈÅ××Î ÙÍÏÏ×ÊÙÓÛÐ ÛÎØ Ê×ÉÓØ×ÎÈÓÛÐ Ø×Æ×ÐÍÌÏ×ÎÈÉ ôÍÅ×Æ×Ê éÈÛÖÖ ÛÎØ ÈÔ× ÛÌÌÐÓÙÛÎÈ Å×Ê× ÙÍÎÙ×ÊÎ×Ø ÍÖ ÈÔ× ÉÛÖ×Èà ÍÖ ÙÊ×ÛÈÓÎÕ Û ©ÙÛÎÃÍÎ ×ÖÖ×ÙȨ ÖÍÊ ÈÔ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ÈÔÛÈ ÅÍÇÐØ ØÓÉÙÍÇÊÛÕ× ÓÈÉ ÇÉ× ÛÎØ Ê×ØÇÙ× ÉÛÖ×Èà óÎ ÐÓ×Ç ÍÖ Û ÅÛÐÐ ÈÔ× ÛÌÌÐÓÙÛÎÈ ÓÉ ÌÊÍÌÍÉÓÎÕ ÛØ×ÙÍÊÛÈÓÆ×ÅÊÍÇÕÔÈ ÓÊÍÎ Ö×ÎÙ×ÛÎØ ØÍÇÚÐ× ÐÛÎØÉÙÛÌÓÎÕÛÐÍÎÕ ÈÔ× ×ÛÉÈ×ÊÎ ÉÓØ× ÍÖ ÈÔ× Ø×Æ×ÐÍÌÓÎÕ ÌÍÊÈÓÍÎ èÔÓÉ ÅÓÐÐ ×ÎÛÚÐ× ÉÍÏ× ÆÓÉÓÚÓÐÓÈà ÓÎÈÍ ÈÔ× ÙÍÏÏ×ÊÙÓÛÐ ÉÓÈ× ÈÍ ÛÐÐÍÅ Ì×ÍÌÐ× ÓÎÉÓØ× ÈÔ× Ø×Æ×ÐÍÌÏ×ÎÈ ÈÍ É×× ÅÔÛÈ ÓÉ ÔÛÌÌ×ÎÓÎÕ ÛÐÍÎÕ ÈÔ× ÌÛÈÔ ÛÎØ ÈÔ× ÍÌ×Î ÉÓØ× ÅÓÐÐ ÓÎÙÊ×ÛÉ× ÛÓÊ ÖÐÍÅ ÏÛÑÓÎÕ ÓÈ Û ÏÍÊ× ÙÍÏÖÍÊÈÛÚÐ× ×ÎÆÓÊÍÎÏ×ÎÈóÎ ÛØØÓÈÓÍÎ ÈÔ× Ö×ÎÙ× ÓÉ ÌÊÍÌÍÉ×Ø ÈÍ Ú× ÐÍÙÛÈ×Ø ÍÎ ÈÔ× Ø×Æ×ÐÍÌÏ×ÎÈ ÉÓØ× ÍÖ ÈÔ× ÚÇÖÖ×Ê ÈÍ ÛÐÐÍÅ ÈÔ× ÚÇÖÖ×Ê ÐÛÎØÉÙÛÌÓÎÕ ÈÍ ÙÍÎÈÊÓÚÇÈ× ÈÍ ÈÔ× Û×ÉÈÔ×ÈÓÙÉ ÍÖ ÈÔ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ÛÎØ ÈÍ ÙÊ×ÛÈ× Û ÅÓØ×Ê ÛÊ×Û ÖÍÊ ÚÓÑ× ÛÎØ Ì×Ø×ÉÈÊÓÛÎ ÈÊÛÖÖÓÙ èÔÓÉ ÓÉ ÓÎ ÐÓ×Ç ÍÖ ÌÐÛÙÓÎÕ ÈÔ× ÚÇÖÖ×Ê ÅÛÐÐ ÍÊ Ö×ÎÙ× Ð×ÉÉ ÈÔÛÎ ÍÎ× ÖÍÍÈ ÖÊÍÏ ÈÔ× ÌÊÍÌ×ÊÈà ÐÓÎ× ÛÉ Ê×ËÇÓÊ×ØÚà ÈÔÓÉ É×ÙÈÓÍÎ 2.UDO Section 8.2.G.2 “Blocks” ûÙÙÍÊØÓÎÕ ÈÍÉÇÚØÓÆÓÉÓÍÎ Ê×ÕÇÐÛÈÓÍÎÉ ÚÐÍÙÑ Ð×ÎÕÈÔ ÏÇÉÈ Ú× ÚÊÍÑ×Î ÛÐÍÎÕ Û ÉÈÊ××È ÅÓÈÔ Û ê×ÉÈÊÓÙÈ×Ø èÔÍÊÍÇÕÔÖÛÊ× ìÐÛÎ Ø×ÉÓÕÎÛÈÓÍÎ èÔ× ÙÍÏÏÇÎÓÈà ÛÎØ ùÓÈà ùÍÇÎÙÓÐ ÔÛÉ ÌÊ×ÆÓÍÇÉÐà Ø×È×ÊÏÓÎ×Ø ÈÔÛÈ ûÌÌÍÏÛÈÈÍÄÓÉÎÍÈ ÓÎÈ×ÎØ×Ø ÈÍ ÙÍÎÎ×ÙÈ Ú×ÈÅ××Î ÈÔ× ôÍÊÉ× ôÛÆ×Î ÛÎØ êÛÓÎÈÊ×× éÇÚØÓÆÓÉÓÍÎÉ èÔ×Ê×ÖÍÊ× ÈÔ× ÛÌÌÐÓÙÛÎÈ ÓÉ Ê×ËÇ×ÉÈÓÎÕ Û ÏÍØÓÖÓÙÛÈÓÍÎÈÍ ÈÔÓÉ Ê×ËÇÓÊ×Ï×ÎÈÛÎØ ÓÎÉÈ×ÛØ ÌÊÍÌÍÉÓÎÕ ÈÍ Ø×ØÓÙÛÈ× Û ÖÍÍÈ ÅÓØ×ÏÇÐÈÓÇÉ× ÌÛÈÔ ÛÎØ ÙÍÎÉÈÊÇÙÈ Û ÖÍÍÈ ÅÓØ× ÌÛÈÔ ÛÐÍÎÕ ÈÔ××ÛÉÈ×ÊÎ ÉÓØ× ÍÖ ÈÔ× Ø×Æ×ÐÍÌÓÎÕ ÌÍÊÈÓÍÎ ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà èÔÓÉ ÌÛÈÔ ÐÍÙÛÈÓÍÎ ÅÛÉ Ø×È×ÊÏÓÎ×Ø Úà ÈÔ× úÓÙÃÙÐ× ì×Ø×ÉÈÊÓÛÎ õÊ××ÎÅÛÃÉ ïÛÉÈ×Ê ìÐÛÎ óÎ ÛØØÓÈÓÍÎ ÈÔ× Ø×Æ×ÐÍÌ×Ê ÔÛÉ ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ï××ÈÓÎÕìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê ÛÕÊ××Ø ÈÍ Ø×ØÓÙÛÈ×Û ÚÐÛÎÑ×È ÌÇÚÐÓÙ ÛÙÙ×ÉÉ ×ÛÉ×Ï×ÎÈ ÍÎ ÈÔ× ©íÌ×Î éÌÛÙר ÌÍÊÈÓÍÎ ÅÓÈÔ ÈÔ× ÍÌÈÓÍÎ ÖÍÊ Û ÖÇÈÇÊ× ÏÇÐÈÓÇÉ× ÌÛÈÔ Ø×ØÓÙÛÈÓÍÎ The Unified Development Ordinance provides the following review criteria for PDD Concept Plans: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area: öÛÙÛØ×É ÖÛÙÓÎÕ ôÍÊÉ× ôÛÆ×Î ðÛÎ× ÈÔ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ÛÎØ ÈÔ× ÍÖÖÓÙ× ÚÇÓÐØÓÎÕ ÖÛÙÓÎÕ ûÙÛØ×ÏÃÅÓÐÐ ÔÛÆ× Ì×ÊÙ×ÎÈ ÏÛÉÍÎÊà ÉÈÍÎ× ÚÊÓÙÑ ÈÓÐ× ÍÊ Û ÙÍÎÙÊ×È× ÌÊÍØÇÙÈ ÉÓÏÇÐÛÈÓÎÕ ÍÎ× ÍÖ ÈÔ×É× ÏÛÈ×ÊÓÛÐÉ ×ÄÙ×ÌÈÓÎÕ ÛÐÐ ØÍÍÊÉ ÛÎØ ÅÓÎØÍÅÉ ðÍÅÌÊÍÖÓÐ× ÊÍÍÖÉ ÚÍÈÔ ÌÓÈÙÔ×Ø ÛÎØ ÖÐÛÈ ÅÓÐÐ Ú×ÏÇÈ×Ø ÙÍÐÍÊÉ ÈÍ Ø×ÙÊ×ÛÉ× ÈÔ× ÆÓÉÇÛÐ ÓÏÌÛÙÈ ÍÖ ÈÔ× ÇÉ× û ÉÓØ×ÅÛÐÑ ÙÍÎÎ×ÙÈÓÍÎ ÅÓÐÐ Ú× ÏÛØ× Ú×ÈÅ××Î ÈÔ× ÖÍÍÈ ÅÓØ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ÉÓØ×ÅÛÐÑ ÛÎØ ÛÎ ×ÄÓÉÈÓÎÕ ÌÇÚÐÓÙ ÛÙÙ×ÉÉ ×ÛÉ×Ï×ÎÈ ÉÓØ×ÅÛÐÑûÐÉÍ Ê×ÉÓØ×ÎÈÓÛÐ ÎÍÓÉ× Ê×ÉÈÊÓÙÈÓÍÎ ÅÓÐÐ Ú× ÌÐÛÙ×Ø ÍÎ ÈÔ× Ø×Æ×ÐÍÌÏ×ÎÈ ÈÍ ×ÐÓÏÓÎÛÈ× ÌÍÈ×ÎÈÓÛÐ ÇÉ× ÓÎÙÍÏÌÛÈÓÚÓÐÓÈÓ×ÉöÊ××ÉÈÛÎØÓÎÕ ÉÓÕÎÛÕ× ÅÓÐÐ Ú× ÐÓÏÓÈ×Ø ÈÍ ÐÍÅÌÊÍÖÓÐ× ÈÍ Ê×ØÇÙ× ÈÔ× ÛÏÍÇÎÈ ÍÖ ÆÓÉÇÛÐ ÙÐÇÈÈ×Ê ÇÌÍÎ ×ÎÈ×ÊÓÎÕ ÈÔ× Î×ÓÕÔÚÍÊÔÍÍØ 2. The proposal is inconformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section: èÔ× ùÍÎÙ×ÌÈ ìÐÛÎ Ê×ÖÐ×ÙÈÉ ÈÔ× ÌÍÐÓÙÓ×É ÕÍÛÐÉ ÛÎØ ÍÚÒ×ÙÈÓÆ×É ÍÖ ÈÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎ ÛÉ ÓÈ Ê×ÐÛÈ×É ÈÍ ÐÛÎØ ÇÉ× ÛÎØ ÙÔÛÊÛÙÈ×Ê ÙÍÎÎ×ÙÈÓÆÓÈà ÛÎØ Î×ÓÕÔÚÍÊÔÍÍØ ÓÎÈ×ÕÊÓÈà èÔ× õ×Î×ÊÛÐ ùÍÏÏ×ÊÙÓÛÐØ×ÉÓÕÎÛÈÓÍÎ ÓÎ ÈÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎðÛÎØ çÉ× ïÛÌÓÉ ÓÎÈ×ÎØ×Ø ÖÍÊ ÛÊ×ÛÉ ÈÔÛÈ ÓÎÙÐÇØ× ÓÎÈ×ÎÉ× ÙÍÏÏ×ÊÙÓÛÐ ÛÙÈÓÆÓÈà ÛÉ ÌÊÍÌÍÉ×Ø ÅÓÈÔ ÈÔÓÉ ìøøèÔ× úÓÙÃÙÐ× ì×Ø×ÉÈÊÓÛÎ õÊ××ÎÅÛÃÉ ïÛÉÈ×Ê ìÐÛÎ ÓÉ Ú×ÓÎÕ ÖÍÐÐÍÅ×Ø ÅÓÈÔ ÈÔ× ÌÊÍÌÍÉ×Ø ÏÇÐÈÓÇÉ× ÌÛÈÔ óÎ ÛØØÓÈÓÍÎÉ×Æ×ÊÛÐ ÙÍÏÌÍÎ×ÎÈÉ ÛÊ× ÌÊÍÌÍÉ×Ø ÈÍ ÌÊÍÏÍÈ× ÛÎØ ÌÊÍÈ×ÙÈ Î×ÓÕÔÚÍÊÔÍÍØ ÓÎÈ×ÕÊÓÈÃ Û úÇÓÐØÓÎÕ ÖÛÙÛØ×É ÖÛÙÓÎÕ ôÍÊÉ× ôÛÆ×Î ðÛÎ× ÈÔ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ÛÎØ ÈÔ× ÍÖÖÓÙ× ÚÇÓÐØÓÎÕ ÖÛÙÓÎÕ ûÙÛØ×Ïà ÅÓÐÐ ÔÛÆ× Ì×ÊÙ×ÎÈ ÏÛÉÍÎÊà ÉÈÍÎ× ÚÊÓÙÑ ÈÓÐ× ÍÊ Û ÙÍÎÙÊ×È× ÌÊÍØÇÙÈ ÉÓÏÇÐÛÈÓÎÕ ÍÎ× ÍÖ ÈÔ×É× ÏÛÈ×ÊÓÛÐÉ ×ÄÙ×ÌÈÓÎÕ ÛÐÐ ØÍÍÊÉ ÛÎØ ÅÓÎØÍÅÉ Ú ûÎ ÛÊÙÔ ÅÓÐÐ Ú× ÙÍÎÉÈÊÇÙÈ×Ø ÛÈ ÈÔ× ×ÎÈÊÛÎÙ× ÍÖ ÈÔ× ÏÇÐÈÓÇÉ× ÌÛÈÔ Ù ø×ÙÍÊÛÈÓÆ× ÅÊÍÇÕÔÈ ÓÊÍÎ Ö×ÎÙÓÎÕ ÅÓÐÐ Ú× ÌÊÍÆÓØ×Ø ÛÐÍÎÕ ÈÔ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ÛÎØ ÛÈ ÈÔ× Ê×ÛÊ ÍÖ ÈÔ× Ø×Æ×ÐÍÌÓÎÕ ÛÊ×Û Ø öÊ××ÉÈÛÎØÓÎÕ ÉÓÕÎÛÕ× ÅÓÐÐ Ú× ÐÓÏÓÈ×Ø ÈÍ ÐÍÅ ÌÊÍÖÓÐ× ÍÎÐÃ × èÔ× ÚÇÖÖ×Ê ÐÛÎØÉÙÛÌÓÎÕ ÅÓÐÐ Ú× ØÍÇÚÐ×Ø Ö ê×ÉÓØ×ÎÈÓÛÐ ÎÍÓÉ× Ê×ÉÈÊÓÙÈÓÍÎ ÅÓÐÐ Ú× ÓÏÌÐ×Ï×ÎÈ×Ø Õ èÔ× ØÇÏÌÉÈ×Ê ÅÓÐÐ Ú× ÌÐÛÙ×Ø ÓÎ Û ÙÍÎÉÙÓ×ÎÈÓÍÇÉ ÐÍÙÛÈÓÍÎ Ô éÓÈ× ÐÓÕÔÈÓÎÕ ÅÓÐÐ Ú× ÛÈÈÛÙÔ×Ø ÈÍ ÈÔ× ÚÇÓÐØÓÎÕ ÛÎØ ÅÓÐÐ ÎÍÈ ÓÎÙÐÇØ× ÌÍÐ× ÏÍÇÎÈ×Ø ÐÓÕÔÈÉ 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: èÔ× ÌÊÍÌÍÉ×Ø ÐÛÎØ ÇÉ× ÅÓÈÔ ÛØØÓÈÓÍÎÛÐ ÙÍÏÌÛÈÓÚÓÐÓÈà ÙÍÏÌÍÎ×ÎÈÉ ÛÙÈÉ ÛÉ Û Ø×Æ×ÐÍÌÏ×ÎÈ ÈÊÛÎÉÓÈÓÍÎÚ×ÈÅ××Î ûÙÛØ×ÏÃÛÎØ ôÍÊÉ× ôÛÆ×Î éÇÚØÓÆÓÉÓÍÎ èÔ× ÏÇÐÈÓ ÇÉ× ÌÛÈÔ ÅÓÈÔ ÛØØÓÈÓÍÎÛÐ ÐÛÎØÉÙÛÌÓÎÕ ÛÎ ÛÊÙÔ×Ø ×ÎÈÊÛÎÙ×ÛÎØ Ú×ÎÙÔÛÎØÛ ÙÍÎÎ×ÙÈÓÍÎ ÈÍ ÛÎ ×ÄÓÉÈÓÎÕÌÇÚÐÓÙ ÛÙÙ×ÉÉ ×ÛÉ×Ï×ÎÈÏÛà Ú× ÙÍÎÉÓØ×Ê×Ø Û Ú×Î×ÖÓÈÈÍ ÈÔ× ÙÍÏÏÇÎÓÈà åÔÓÐ×ØÍÅÎÙÛÉÈ ÐÓÕÔÈÉ ÛÈÈÛÙÔ×Ø ÈÍ ÈÔ×ÚÇÓÐØÓÎÕÉ ÉÈÊÛÈ×ÕÓÙØÇÏÌÉÈ×Ê ÐÍÙÛÈÓÍÎ ÓÎÙÊ×ÛÉ×Ø ÏÛÉÍÎÊà Ø×ÙÍÊÛÈÓÆ× Ö×ÎÙÓÎÕ ÌÓÈÙÔ×Ø ÊÍÍÖÉ ÛÎØ ÎÍÓÉ×Ê×ÉÈÊÓÙÈÓÍÎÉ ÛÐÐ ÙÍÎÈÊÓÚÇÈ× ÈÍ ÈÔ× ÇÉ× ÙÍÏÌÛÈÓÚÓÐÓÈà ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ï××ÈÓÎÕìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association: èÔ×Ê× ÛÊ× ÎÍ Ê×ÉÓØ×ÎÈÓÛÐ ÇÉ×É ÌÊÍÌÍÉ×Ø ÖÍÊ ÈÔÓÉ Ø×Æ×ÐÍÌÏ×ÎÈ 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: ìÇÚÐÓÙ ÓÏÌÊÍÆ×Ï×ÎÈÉ ÅÓÐÐ ÓÎÙÐÇØ× ÈÔ× ÉÓØ×ÅÛÐÑ ÛÐÍÎÕ ôÍÊÉ× ôÛÆ×Î ðÛÎ× ÈÔ× ÖÍÍÈ ÅÓØ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ÅÓÈÔ Û ÖÍÍÈ ÅÓØ× ÉÓØ×ÅÛÐÑ Û Ú×ÎÙÔ ÛÎØ Ø×ÙÍÊÛÈÓÆ× ÛÊÙÔ ÈÍ ÓÎØ×ÎÈÓÖà ÈÔ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ×ÎÈÊÛÎÙ× Û ÙÍÎÎ×ÙÈÍÊ ÉÓØ×ÅÛÐÑ ÈÍ ÈÔ× ×ÄÓÉÈÓÎÕ ÌÇÚÐÓÙ ÛÙÙ×ÉÉ ×ÛÉ×Ï×ÎÈ ÈÔÛÈ ÌÊÍÒ×ÙÈÉ ÖÊÍÏ ôÍÊÉ× ôÛÆ×Î éÇÚØÓÆÓÉÓÍÎ ÓÎÈÍ ÈÔ× ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈà ÛÎØ ÈÔ× ©íÌ×Î éÌÛÙר ÅÔÓÙÔ ÅÓÐÐ ÔÛÆ× Û ÚÐÛÎÑ×È ÌÇÚÐÓÙ ÛÙÙ×ÉÉ ×ÛÉ×Ï×ÎÈ ÇÌÍÎ ÌÐÛÈÈÓÎÕ 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: ûÐÍÎÕ ÅÓÈÔ ÚÓÙÃÙÐ× ÛÎØ Ì×Ø×ÉÈÊÓÛÎ ÓÏÌÊÍÆ×Ï×ÎÈÉ ÈÍ ÓÎÙÊ×ÛÉ× ÉÛÖ×Èà ÙÍÎØÓÈÓÍÎÉ ÈÔÓÉ ÌÊÍÌÍÉ×Ø ìøø ÓÎÙÐÇØ×É ÈÔ× ÓÏÌÐ×Ï×ÎÈÛÈÓÍÎ ÍÖ Ê×ÉÓØ×ÎÈÓÛÐ ÎÍÓÉ× Ð×Æ×Ð Ê×ÉÈÊÓÙÈÓÍÎÉ ÖÍÊ ÈÔ× ÙÍÏÏ×ÊÙÓÛÐ Ø×Æ×ÐÍÌÏ×ÎÈ ÐÍÙÛÈÓÎÕ ÈÔ× ØÇÏÌÉÈ×Ê ÍÎ ÈÔ× ÉÓØ× ÖÛÊÈÔ×ÉÈ ÖÊÍÏ Ê×ÉÓØ×ÎÈÓÛÐ ÇÉ×É ÛÎØ ÙÍÏÚÓÎÕ Û Ê×ËÇÓÊ×Ø ÚÇÖÖ×Ê ÅÓÈÔ Û ÖÍÍÈ ÅÓØ× ÏÇÐÈÓÇÉ× ÌÛÈÔ ÈÍ ÙÊ×ÛÈ× Û ÖÍÍÈ ÅÓØ× ÛÊ×Û Ú×ÈÅ××Î ÈÔ× Ê×ÉÓØ×ÎÈÓÛÐ Ö×ÎÙ× ÛÎØ ÈÔ× Ø×Æ×ÐÍÌÏ×Î黃 Ö×ÎÙ× óÎ ÛØØÓÈÓÍÎ ÌÓÈÙÔ×Ø ÊÍÍÖÉ ÛÊ× ÌÊÍÌÍÉ×Ø ÓÎ ÉÈÊÛÈ×ÕÓÙ ÐÍÙÛÈÓÍÎÉ ÈÍ ÙÊ×ÛÈ× ÔÛÊÏÍÎà Ú×ÈÅ××Î ÈÔ× ÙÍÏÏ×ÊÙÓÛÐ ÛÎØ Ê×ÉÓØ×ÎÈÓÛÐ ÇÉ×É 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area: èÔ× ÌÊÍÌÍÉ×Ø Ø×Æ×ÐÍÌÏ×ÎÈ ÅÓÐÐ ÓÎÙÊ×ÛÉ× ÉÛÖ×Èà Úà ÛØØÓÎÕ Û ÉÓØ×ÅÛÐÑ ÛÐÍÎÕ ôÍÊÉ× ôÛÆ×Î ðÛÎ× Û ÏÇÐÈÓÇÉ× ÌÛÈÔ ÙÍÎÈÛÓÎÓÎÕ Û ÖÍÍÈ ÅÓØ× ÉÓØ×ÅÛÐÑ ÛÎØ Û ÆÛÊÃÓÎÕ ÅÓØÈÔ ÙÍÎÎ×ÙÈÍÊ ÉÓØ×ÅÛÐÑ ÈÍ ÈÔ× ôÍÊÉ× ôÛÆ×Î éÇÚØÓÆÓÉÓÍÎ ÛÙÙ×ÉÉ ×ÛÉ×Ï×ÎÈ ÛÎØ ÉÓØ×ÅÛÐÑ û ÈÊÛÖÖÓÙ ÓÏÌÛÙÈ ÛÎÛÐÃÉÓÉ ÅÛÉ ÎÍÈ Ê×ËÇ×ÉÈ×Ø ÖÍÊ ÈÔÓÉ ÌÊÍÒ×ÙÈ ØÇ× ÈÍ ÈÔ× ÈÊÛÖÖÓÙ Ð×Æ×Ð ÈÊÓÌÉ Ì×Ê Ì×ÛÑ ÔÍÇÊ ×ÉÈÓÏÛÈ×Ø ÈÍ Ú× Õ×Î×ÊÛÈ×Ø Úà ÈÔÓÉ ÌÊÍÌÍÉÛÐ STAFF RECOMMENDATION éÈÛÖÖ Ê×ÙÍÏÏ×ÎØÉ ÛÌÌÊÍÆÛÐ ÍÖ ÈÔ× Ê×ÂÍÎÓÎÕ Ê×ËÇ×ÉÈ ÛÎØ ÛÉÉÍÙÓÛÈ×Ø ùÍÎÙ×ÌÈ ìÐÛÎ ÚÛÉ×Ø ÍÎ ÈÔ×ÓÊ ÙÍÏÌÐÓÛÎÙ× ÅÓÈÔ ÈÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎ ØÇ× ÈÍ ÈÔ× ÌÊÍÌÍÉ×Ø ÙÍÏÌÍÎ×ÎÈÉ ÅÔÓÙÔ ÓÎÙÊ×ÛÉ× ÙÍÏÌÛÈÓÚÓÐÓÈà ÅÓÈÔ ÈÔ× Î×ÓÕÔÚÍÊÔÍÍØ SUPPORTING MATERIALS ûÌÌÐÓÙÛÈÓÍÎ ê×ÂÍÎÓÎÕ ïÛÌ ÌÊÍÆÓØ×Ø ÓÎ ÌÛÙÑ×È ùÍÎÙ×ÌÈ ìÐÛÎ ÌÊÍÆÓØ×Ø ÓÎ ÌÛÙÑ×È ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ï××ÈÓÎÕ ìÛÕ× ÍÖ é×ÌÈ×ÏÚ×Ê