Buffering. In connection with the Ad Supported Tier, during any period of time that an End User’s Mobile Device has no connection to Distribution Servers or is otherwise offline, to the extent that sufficient recordings have been buffered or otherwise pre-cached, relevant Approved Interfaces shall permit ongoing playback of a maximum of (i) the remainder of the currently Streaming recording; followed by (ii) the first **** of the next programmed recording, provided always that such restriction shall not apply in the case of **** which requires connection to Distribution Servers as set forth herein.
Buffering. 2.7.1 The area shown as “Woodland” on Schedule B shall be retained. No development permit shall be issued for any development within the Woodland area. Within the Woodland area, no excavation, infilling, tree, xxxxx and other vegetation removal or any alteration of any kind shall be permitted.
Buffering. In addition, as part of a future Site Plan Review, the applicant has agreed to work with staff to ensure that the lots along N. First Avenue would incorporate a large landscape buffer to ensure and mitigate against any negative impact on the single‐family homes adjacent to the subject site. The last two lots on N. First Avenue could incorporate a large natural buffer and extensive efforts would be made to preserve the existing number of trees on the subject site. Again, specific details on future buffering and lighting would be fully reviewed as part of a future Site Plan Review of the future commercial development on the subject site. RECOMMENDATION Based on the foregoing analysis, staff recommends that the Village Board approve the proposed Annexation as a logical extension of the Village’s municipal boundaries. In addition, staff would recommend to the Village Board to approve the proposed Special Use for a PUD and rezoning of the subject site to B‐3 is consistent with the existing character along the corridor and trend of development. The proposed development should not have any negative impact on the surrounding area and is clearly consistent with the trend of development along Route 173. We move that the Village Board direct the Village Attorney to draft an ordinance approving the Annexation and Annexation Agreement subject to any modifications suggested by Staff and the Village Board. We move that the Village Board direct the Village Attorney to draft a Special Use Ordinance for a PUD subject to the following stipulations:
Buffering. Due to the close proximity between the proposed development and the nearest residence at 000 Xxxxxxxx Xxxxx, special provisions have been included in the development agreement regarding buffering and visual screening. As proposed, the development agreement requires, prior to the issuance of an occupancy permit, construction of a six foot high solid wood board fence along the northeastern property line. The fence will provide clear separation between the two properties, help to reduce potential noise generated by the full service restaurant and will help to limit lighting and glare generated by vehicles entering and exiting the subject property. Although not currently developed, similar provisions have been included in the development agreement to provide a buffer along the northern property boundary. Should the adjacent property at 000 Xxxxxx Xxxx Xxxx be developed, a six foot high fence may be required to serve as a buffer. Noise: Provisions have been included in the development agreement to mitigate potential noise generated by the proposed full service restaurant. Hours of operation are identified as being between 9:00 am and 12:00 am (midnight) Monday to Sunday, inside the heritage building. Permitted hours for the outdoor patio are 10:00 am to 9:30 pm Monday to Saturday, and 10:00 am to 7:00 pm on Sunday. These hours are consistent with the intent of HRM By-law N-200 Respecting Noise. Further, the development agreement restricts the use of sound amplification equipment and does not permit live entertainment on the outdoor patio.
Buffering. All mechanical equipment shall be screened from property zoned residential. This screening shall be designed as both a visual barrier and a noise barrier. Buffering shall be provided in accordance with the landscaping requirements of subsection 153.04(g). All open storage areas shall be screened from view from public rights-of-way and residentially zoned property. Said screening shall be an opaque fence or wall at least eight (8) feet tall, with no material placed so as to exceed the height of said fence or wall.
Buffering. 1. A thirty-foot wide buffer shall be provided along the East Property Line.
Buffering. The proposed development agreement requires that refuse containers be screened from adjacent land owners with opaque fencing and landscaping. This would improve the appearance of the building from the street and limit the impacts of the building on the neighbouring properties. Change in Use Staff is of the view that the change in use from commercial to residential is likely to be less intensive thereby reducing the impact of the development on neighbouring properties. Furthermore, the loss of the commercial use will remove the need for signage, loading, commercial garbage pick-up and disposal leading to a reduction in traffic going to and from the building. Development Agreement, Fairview Community Council Report - 3 - September 23, 2013 Parking and Landscaping Currently, the right of way is asphalt, which has been used for parking and there is no delineation of the parking lot and HRM’s right of way. The development agreement requires the right of way to be reinstated with grass and landscaping, and a new curb to be provided along the street frontage. Trees will be installed in accordance with the requirements of the HRM Municipal Design Guidelines and subject to approval by the HRM Urban Forester, to ensure that they are adequately planted. This would soften the appearance of the building and make it more consistent with other development that exists on Convoy Avenue, while, at the same time, addressing the issue of HRM right of way being used for private parking.
Buffering. Methods such as landscaping, fencing or berming to separate properties or uses that have potential negative impacts. BUILDING A structure designed, built, or occupied as a shelter or roofed enclosure for persons, animals, or property. BUILDING AREA The total area, measured on a horizontal plane, of the main grade level of the principal building and all accessory buildings, excluding: uncovered porches, terraces, steps, parking areas and other paved areas. BUILDING COVERAGE The percentage of the building area in relation to the total lot area. BUILDING ELEVATION A projection of a building plane, including the roof, wall, and all architectural appendages. BUILDING FACE The total area of a building elevation, excluding the area of the roof. BUILDING FOOTPRINT The total area, measured on a horizontal plane, of the principal building. BUILDING FRONTAGE Building frontage means the side of the building which aligns with a street or parking lot which building side fronts on the street which serves as primary access to the building. BUILDING HEIGHT The vertical distance from the point of measurement on the ground to the highest point of coping of a flat roof or to the deckline of a mansard roof or to the average height of the highest xxxxx of a pitched or hip roof. The measurement may be taken from the highest adjoining sidewalk or ground surface within a five-feet horizontal distance along the exterior wall of the building, when such sidewalk or ground surface is not more than ten feet above grade. See Diagram 1. BUILDING SEPARATION The distance from one building to another on the same or adjacent building sites or lots, excluding architectural appendages. BUILDING SETBACK The distance from the property boundary to a building wall excluding architectural appendages. BUNKER A self-contained, four-sided, opaque divisional structure or concrete vault.
Buffering. In order to protect water quality, Owner shall provide buffering of sensitive drainage areas within the Project in accordance with TCEQ's Recharge Zone measures. The approximate location of all buffer zones required by TCEQ shall be identified on Exhibit D.
Buffering. 3.8.1 The lands shall be buffered from the adjacent residential property located on Memorial Drive through the use of a 6 foot high opaque fence running the length of the lot line, and contain a mix of nursery stock trees at 10 feet spacing on centre and shrubs at 6 feet spacing on centre at the base of the fence, as shown on Schedule B.
