First, rezoning action is quasi-judicial in nature, subject to strict scrutiny on certiorari review. Second, a landowner who demonstrates that proposed use of the property is consistent with comprehensive plan is not presumptively entitled to such use. Third, a landowner seeking to rezone a property has burden of proving that proposal is consistent with the comprehensive plan, and consequently burden shifts to the zoning board to demonstrate legitimate public purpose of maintaining existing zoning classification. Finally, the board is not
An up-to-date survey of the entire property which shows the existing improvements and the location of all wetlands and poorly and very poorly drained soils (including wetland flag numbers), wetland buffer, and 12’ primary structure setback from the buffer edge. The survey should be prepared by a licensed surveyor. For properties where the wetland delineation is older than 3 years, the professional who did the original delineation should reconfirm the accuracy of the boundaries in writing as part of the application. The Conservation Commission reserves the right to request documentation/notes for any wetlands delineation.
The stakeholders for the proposed project include: Ashe County Residents and officials, Boone Residents and officials, Appalachian State University (ASU), Recreational businesses, environmentalists, Watauga residents and officials, and Todd Residents. Ashe County residents and
Cost benefit analysis can be used to assist in the decision making of a proposed project. The proposed project is to make a scenic forested area into a national park. However there is controversy as the opposition wants to use the land for timber and agriculture. The first step in conducting a CBA is to identify the costs and benefits of the proposed project (Harris et al 2006). Benefits will include income gained as well as indirect benefits such as environmental benefits. The benefits of a national park are income from tourist and camping areas. The land can be used for carbon sequestration and to reduce pollution and natural disasters such as the effect of flooding. Costs include any direct expenses related to the project such as construction and maintenance costs. Costs also include opportunity costs such as income forgone from the agriculture and timber industries.
There is emphasis on the responsibility that planners must serve the interest of the public through techniques that inform and structure debates and foster understanding (OPPI, n.d.). Members should respect the diversity of needs and values of the public while providing clear and accurate information on planning matters. These sections also cover the consequences on the natural and built environment. Through the planner’s action it is evident that he has neglected the interest of the public and has put the values of the developer first by presenting limited information. The planner did not foster understanding by providing clear and accurate information. Instead the information provided was vague and was not accurately represented since affects were not covered adequately in terms of the long-term consequences. Section 2.7 to 2.9 in the CIP addresses the fact that planners are responsible for disclosing full information when possible conflict of interest arise (OPPI, n.d.). In this case the developer and their proposed development and the public and the adjacent environmentally sensitive area created a conflict of interest. the conflict of interest was that the developer wanted to develop a community that aligns with their proposed plan whereas existing residents wanted to change the proposed plan to protect the forest. Since a conflict of interest arose the planner was responsible for
Afterall, the Three Rivers Challenge is “a plan to share stewardship of the Yaak region among logging interests, recreation enthusiasts and environmental advocates - is the proposal best known to me in this legislation” (13). Bass believes that “this bill increases wildness, protects endangered species, and detoxifies - once and for all - the word ‘wildness’ ” (13). Since the bill portrayed an open minded view, it led to the opportunity of the bill being regarded as fair and agreeable by everyone. Lastly, he wants to let us know that “the process has been as inclusionary as it has been informal, with the participants not directed by any agency requirement, but instead by the grassroots flow of democracy” (10) because fairness is an important factor of
Overall, while each article discussed different topics relating to the issue, article 3 seemed to be focused on one specific potential after-effect of public land transfer – the suppression of elk habitat and hunting – while the other two articles extended beyond one specific scope. Likewise, all the articles are produced by authors who are strictly representing one side of the issue and neglect to remark on opposing viewpoints. Unfortunately, all three of these articles lack possession of factual accuracy, validity, credibility, authority, and unbiased statements, making them moderately unreliable
Following these steps helps ensure that all sites get remediated to levels that will protect people and the environment. Within each of these steps there are indications of what the site’s future use could entail. When the site is under consideration for redevelopment into a recreational facility, there are several factors that EPA pays close attention. One of the most important is containment, if there is going to be contaminants left on-site, are the proposed technologies for
The problem of water allocation in the Klamath River Basin has been the result of conflicting interests between fishermen, tribes, wildlife, and farmers that depend on scare water resources. Tule Lake and Lower Klamath Lake National Wildlife Refuges (NWR) also rely on water to maintain wetland bird habitats, which are of particular ecological important to migrating bird species. Basin stakeholders met in 2010 to resolve the conflicts over water allocation and created what is known as the Klamath Basin Restoration Agreement (KBRA). The focus of this research is on why some environmental non-governmental organizations(NGOs) were excluded from the the KBRA talks, and what that has meant for the status of the wildlife refuges. The Audubon Society of Portland, Oregon WaterWatch and Oregon WILD have been vocal opponents of the KBRA because they claim the provisions do not provide adequate protection for the basin's transitory bird populations. The questions this research seeks to answer are: How did the idea of localness play into determining participation in the KBRA process and thereby validate each groups claim to determine resource allocation? and what does that mean for the future of the Wildlife
The purpose of this memo is to prepare the Oz City Council for the upcoming budget study session with the public. At the session, the council will discuss proposed changes in the cost accounting system of the Emerald City Planning and Zoning (P&Z) department. The proposal would shift the system to an activity-based costing (ABC) scheme rather than a traditional cost scheme. This change would allow the department to address budget deficit issues within the permitting process that currently utilizes equal cost allocation. The ABC scheme would allocate these costs on the basis of plan review, site review, code review, and other activities within the permitting process (Marlowe, 2007, p. 1). Thus, the ABC system would allow the P&Z department to accurately calculate the cost of services then charge accordingly. This system can help ensure efficient and equitable services. Furthermore, the ABC scheme would align with and further enhance the performance management model set forth by the recent internal performance audit. While there are advantages to ABC, there are also several disadvantages and other considerations. I will outline and analyze these to present a balanced and complete analysis that will facilitate a productive and successful budget session with the public. It is critical to address the public’s concerns and obtain support for the implementation of an ABC scheme within the P&Z department. Lastly, I will conclude with a recommended course of action which
The purpose of this memo is to prepare the Oz City Council for the upcoming budget study session with the public. At the session, the council will discuss proposed changes in the cost accounting system of the Emerald City Planning and Zoning (P&Z) department. The proposal would shift the system to an activity-based costing (ABC) scheme rather than a traditional cost scheme. This change would allow the department to address budget deficit issues within the permitting process that currently utilizes equal cost allocation. The ABC scheme would allocate these costs on the basis of plan review, site review, code review, and other activities within the permitting process (Marlowe, 2007, p. 1). Thus, the ABC system would allow the P&Z
Question 2: Although land ownership is an individual right, what takes place on that land is still a concern for governing agencies. In this case, the impact to ecosystems covers an area greater than just the area owned by one individual or firm. Controlling the impacts of the landowners operation mitigates the impact to other landowners in the area. Owning land still requires a reasonable person to behave in a manner consistent with the law of the land. In this analysis, a gentlemen named Hurwitz backed Maxxam Inc. to purchase Pacific Lumber. Hungry for profits, he altered Pacific Lumber’s focus to the short term profitability of the firm, instead of long term sustainment of the business. Poor business practices put Maxxam Inc. in a position requiring a fixed amount of income to pay loan interest and fees. Hurwitz never assessed whether or not he could sustain payment with current operations and was forced to increase operations to make profitability still viable. (The Terrestrial Environment, 1998)
Assess the potential environmental impact of a proposed construction project on the local natural environment.