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July 2021

Site plan approved for mixed use building in Uptown Westerville

By Site plan

A vacant structure at 32 W. College Ave. is about to be demolished and replaced with a three story mixed-use building with retail or commercial on the first floor and apartments on the second and third floors.

The Westerville Planning Commission approved on July 28 a site plan for a proposed 12,483 square foot, 0.17 acre building in the Uptown neighborhood of plaintiff Randall Woodings of Kontogiannis & Associates, Columbus.

Voting yes were Paul Johnson, chairman; Craig Treneff, Brian Schaefer, Kristine Robbins, Dave Samuelson and Kimberly Sharp. Steven Munger was absent from the meeting.

A public hearing was held regarding the redevelopment, but no one commented.

Members of the Commission also did not comment on the request, as it had been discussed at a previous meeting. The project is now going to the Uptown Review Board for action; Action by Westerville City Council, including sale of property; an application for an engineering permit; and an application for a building permit.

A report from Bassem Bitar, the planning director for Westerville, said the plaintiff signed a contract to purchase and redevelop the Uptown plot, which is owned by the city.

He said city staff have recommended approval of the application, while acknowledging that off-site improvements and access easements will need to be finalized.

The intention is to demolish the existing structure and build the new three-story mixed-use building, according to Bitar.

According to the proposed plans, the first floor would be dedicated for commercial or commercial use, while the second and third floors would house a total of four residential units.

The first floor area would be 3,253 square feet, including a lobby, elevator, staircase and other fixtures associated with upper floors, and approximately 2,670 square feet for retail / commercial use.

The space for the upper floors would be larger at 4,615 square feet on each floor as they would extend beyond the footprint of the first floor on the north side of the building, allowing for parking spaces below, according to a report to the city.

The building would be of brick veneer with a height of approximately 37 feet.

The proposed site plan also includes some off-site improvements, such as an outdoor seating area along the front of College Avenue as well as a six-foot-wide sidewalk along the east side of the building.

The staff report indicates that the existing structure was built as a residence in the early 1900s and converted to commercial use on the first floor, possibly in the 1970s.

More recently it housed a bookstore called The Book Harbor with an apartment on the second floor.

The city acquired the vacant building in 2014 to allow for its future redevelopment in a way that aligns with the parking and lane system improvements recommended in the Uptown plan.

Earlier this year, Woodings submitted concept review requests to the Uptown Review Board and the Planning Commission and received a favorable response.

In the minutes of a March 24 planning workshop, Treneff said he was very supportive of the redevelopment and noted that the city was looking to reuse this site.

He said it was an exceptional proposition.

Robbins said she understood it would be too expensive to try to renovate and use the house in its current state.

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@ThisWeekMarla

County plans to consider site plan for new Zaxby’s | Local News

By Site plan

The Spalding County Council of Commissioners will review Monday evening approval of a site development plan for a Zaxby restaurant on Moreland Road.

Plans call for the restaurant to be built on 3.74 acres at 101 Moreland Road, near the intersection of Moreland Road and Martin Luther King Jr. Parkway. The property, owned by West 3rd Street LLC, which uses a post office box in Madison, GA as its address, is located in a Zoning District C-1, Highway Commercial.

The council will meet at 6:00 p.m. on Monday in Room 108 of the Spalding County Courthouse Annex, 119 E. Solomon St., Griffin.

Plans call for two entrances to the restaurant on Moreland Road. One entrance would provide only a right turn entrance and exit, while the other entrance would be a “full access” entrance.

Community Development Department staff recommend approval of the plan.

Zaxby’s, based in Statesboro, has more than 900 locations in the United States, including one at 1504 W. McIntosh Road, Griffin.

In other cases

• Council will consider approving increased costs to upgrade the elevators at the Spalding County Courthouse. According to a document containing the meeting agenda, the budgeted amount for the project was $ 371,000. “TK Elevator Corporation’s asset management report was considerably higher than initially expected and the new estimate … rose to $ 471,301.19,” the document said.

• The board will consider a request from the Spalding County Water & Sewerage Facilities Authority to appoint a new member to replace longtime member David Lamb who has resigned with an entry date. effective June 30, 2021.

• Commissioners will consider an appointment to the Griffin-Spalding Land Bank Authority to replace Brett Hanes, who submitted his notice of resignation on July 8.

• The commissioners will step down from the table and consider a contract with FLO Analytics, based in Portland, Ore., For a proposed redistribution of the Council of Commissioners and Griffin-Spalding County Board of Education. The company provides demographic analysis and redistribution services. The cost of the contract is $ 24,730 and the cost would be split between the two boards.

Chelsea Planning Commission reviews final site plan for Burger King / Starbucks

By Site plan

By Doug Marrin, STN reporter

Chelsea is a big step forward to have a Starbucks and a Burger King in town.

The final site plan for the property at 1620 S Main St (across from Lloyd Bridges Traveland) was presented to the Chelsea Planning Commission at its July 20 meeting.

The plan covers three buildings:

  • A 2,200 square foot commercial building facing Brown Dr.
  • An 8,290 square foot commercial building including Starbucks drive-thru facing the M-52.
  • A 3,070 square foot building that will be a Burger King restaurant facing the M-52.

Chelsea Community Development Director Julia Upfal presented her recommendation to approve the final plan.

“The things that are reviewed by the Planning Commission and submitted to the Planning Commission are at a point where I think they meet all the compliance regulations that they need,” Ms. Upfal said.

While the final site plan meets all compliance regulations, other details must be worked out before Midwest can begin work.

“I will still need additional documentation and technical changes to these plans before I can provide the seal of approval of the final site plan,” Upfal added.

Upfal’s recommendation was that the Commission approve the plan with conditions.

“My recommendation today is that if you choose to go ahead with these plans, include the conditions included in both my team report and in the engineering team report that was sent today as an addendum to ensure these engineering requirements, permit easements and documents and agreements are provided to the City of Chelsea, ”said Upfal.

Conditions included:

  • The two lots facing the M-52 (Starbucks and Burger King) require a permit from the MDOT.
  • The third parcel on Brown Dr. needs a permit from the Washtenaw Co Road Commission.
  • Updated Easement Agreements from Consumer’s Energy and Comfort Inn Suites.
  • EGLE permit for water or sanitary sewer.
  • City aqueduct and sewer estimate added to plans.

The final site plan submitted by Brightway Development LLC, subject to addressing all elements of all staff reports provided, was unanimously approved by the Commission.

Planning and Zoning Commission Approves Site Plan for Rockwall Downtown Lofts Development – Blue Ribbon News

By Site plan
Location of the proposed development site, rockwall.com

ROCKWALL, TX – July 28, 2021 – Last night the Rockwall Planning and Zoning Commission approved the site plan in a 6-1 vote for Unit 263 Rockwall Town Center Loft Development at the corner of SH-66 and Alamo Road near Downtown Square. The property is across from the Rockwall Police Department.

The proposed layout will consist of 170 one-bedroom units, 86 two-bedroom units and seven three-bedroom units, averaging 850 square feet. The developer is also providing designated secure parking for Rockwall Police and will provide a dedicated right-turn lane along SH-66 as well as a deceleration lane along South Alamo Road. Amenities include a resort pool at the center of the property, a resort style fitness center on two levels, and secure gate parking with camera surveillance for residents. A sky lounge on the fourth floor on the south side of the property will overlook the lake.



P&Z Commission Chairman Eric Chodun had the only vote against approving the site plan, saying he did not believe the development met the stipulations of urban residential land use on which the property is. zoned.

“I don’t think urban residential is defined to cover this type of development,” Chodun said. “I have a problem with this, and I think the community supports my opinion on this. I think what’s in the best interest of the community is to deny it.

According to Rockwall City Planning Director Ryan Miller, urban residential land use was adopted for the Central Business District (CBD) with two stipulations:

  1. Urban Residential includes residential developments that at least partially face streets, public sidewalks or a common open space, or that are located above retail offices or service uses.
  2. The Urban Residential ground floor should have direct access to a sidewalk via a stoop or landing, and the majority of parking lots should be located in a structure.

Miller said the forms-based code has remained unchanged since its enactment and including until the time the applicant submitted their proposal for the development of Rockwall Downtown Lofts in 2018.

Despite the fact that many residents spoke out against the development during the open forum session of the meeting, the majority of the P&Z committee members voted in favor as the development meets all the requirements of the forms-based code. from the city center and conforms to the terrain. conditions of use described in the UDC (Unified Development Code) of the city.



“It’s extremely difficult when you watch and listen and understand where everyone is coming from,” said Jerry Welch, vice chairman of the P&Z Commission. “One of the reminders is that this is the first step, this is a sitemap, so there is still a lot of work to do and a lot of approvals to impose. I counted 27 required standards, and each standard has been verified to be compliant. This is a technical body, and there are some things that we can apply and that we cannot apply.

Tony Austin, the developer of the proposed apartment, raised residents’ concerns at the meeting.

“I can sense their concerns. I am also a resident of this community, I love this community. I think this project is going to be extremely beneficial for our community. I wouldn’t do it if I didn’t think it was right. We have worked very hard on this project over the past two years with the city to meet all the requirements. We have tried to be very sensitive to all the concerns of the city. I apologize for not being able to satisfy everyone, but I have no doubts this is the right project at the right time for the Town of Rockwall, ”said Austin.

“At the end of the day, I’m trying to do what’s right as long as the city has agreed to as long as it aligns with the laws and rules we have in place here,” Commissioner Sedric Thomas said. . “This project is consistent with everything. It is a difficult situation for all of us.

Click on here to see the entire meeting.

Blue Ribbon News staff report.


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Foster + Partners Reveals Site Master Plan for Atlanta Centennial Workshops

By Site plan

Foster + Partners Reveals Site Master Plan for Atlanta Centennial Workshops

Foster + Partners revealed the blueprint design proposal to regenerate downtown Atlanta Centenary course to place. The 50-acre proposal transforms parking lots and old train stations into a community-driven, mixed-use development inclusive of state-of-the-art buildings, amenities and public spaces. The project is part of a $ 5 billion urban transformation and is designed in collaboration with architectural firm Perkins + Will.

© dbox / Foster + Partners© Foster + Partners© Foster + Partners© dbox / Foster + Partners+ 4

The master plan was developed after a site analysis of the historic city grid of surrounding neighborhoods in Atlanta. The architects wanted to create an urban pedestrian environment that celebrates the city’s urban lifestyle and is in continuity with the neighboring islets. They therefore increased the pedestrian pedestrian zones that merge into the adjacent towns. These shared roads and plazas form a vibrant public space that can host events, gathering spaces and outdoor activities for locals and visitors.

© dbox / Foster + Partners
© dbox / Foster + Partners

Centennial Yards is considered one of the nation’s largest sports and entertainment developments. It’s close to major area attractions, such as the Atlanta Hawks’ State Farm Arena and Mercedes-Benz Stadium, as well as MARTA stations that connect the site to the rest of the city. The master plan anchors these cultural hotspots and offers a variety of functions, from office buildings and business hotels to essential commercial and residential apartments.


Related article

Foster + Partners designs monumental mobility pavilion at Expo 2020 Dubai


© dbox / Foster + Partners
© dbox / Foster + Partners

Foster + Partners recently revealed new images of the One Beverly Hills Development, a master plan that includes two residential buildings, a new ultra-luxury hotel, a laid-back restaurant and retail pavilion and sprawling botanical gardens accessible to the public. The development is slated to open in 2026 and aims to become a striking and dynamic mixed-use project. The architecture firm also designed the Alif – Mobility Pavilion for Expo 2020 Dubai, a structure that blurs the boundaries between the physical and digital world, and invites visitors to meet historical icons of mobility, including innovations have helped pave the way for our modern day technology.

An Austin developer’s sitemap for a bank branch was approved at last week’s Planning and Zoning Commission meeting.

By Site plan

Illustration of the characteristic: Elevation of the building for the bank proposed by Mustard Design.

Posted: 7-27-2021

by Art Benavidez

Georgetown (Williamson County) –An Austin developer’s site plan for a bank branch was approved at last week’s Planning and Zoning Commission meeting.

The 0.74 acre (32,371 sq. Ft.) Property is undeveloped and is located at 405 S. Austin Avenue in the central part of town.

Scott Carr proposes to construct a three story office building with a bank lobby, totaling 29,619 square feet. The project, known as Bank R, will belong to the entity registered as Carr Ryan RE 4, LLC.

The site plan proposed 91% waterproof coverage (0.68 acres or 29,619 square feet). It includes a two-lane driving bank section, surface parking for 46 vehicles, monumental signage and a natural stone retaining wall. The building will be 40 feet high, reaching 49 feet with the tallest parapet.

Sitemap.

Carr hired Mustard design d’Austin, landscape architects Studio 16:19 from Round Rock and Austin-based civil engineers Steger Bizzell, who also served as surveyors.

This had been the third review of the application and is now heading to city council for final approval.

VBX Project ID: 2021-5680


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Edison cancels Tuesday’s hearing on Charlie Brown’s sitemap

By Site plan

EDISON, NJ – Edison Zoning Board has postponed Tuesday’s hearing for Markim Developers’ proposal to build 23 townhouses on the site of the former Charlie Brown restaurant on Plainfield Road.

According to the updated Zoning Board agenda, the matter was postponed to a later date at the “request of the applicant.”

For a few weeks now, the residents of Edison have been opposing the promoter’s project. The project aims to demolish the now closed restaurant to build three-bedroom townhouses on the 2-acre site. The land area required for the project is 100 acres.

The inhabitants have created a Facebook group to discuss issues relating to new townhouses. Homes along Plainfield Road, Edgewood Road, and Woodrow Wilson Drive have signs outside their homes, opposing the new development.

The developers are seeking preliminary and final approval of the site plan from the zoning board, as well as use and bulk waivers to build the homes in a property zoned for a golf course.

Residents had planned to attend Tuesday’s meeting to voice concerns about the project. A new date for the hearing of the application will be announced at a later date.

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A new database on landslides provides tools for site development: CEG

By Site development

Mon July 26, 2021 – West Edition # 16
Idaho. government

The database includes attributes to maintain the locations of MSE retaining walls and risk factors to assess the condition of the wall, as well as attributes for rockfall risk, so that ITD districts can assess the areas. issues that could lead to road closures.


The database includes attributes to maintain the locations of MSE retaining walls and risk factors to assess the condition of the wall, as well as attributes for rockfall risk, so that ITD districts can assess the areas. issues that could lead to road closures.
The project was sponsored by the ITD Highways Division - Construction and Materials team and funded by the ITD Research Program.

The Idaho Geological Survey (IGS) helps the Idaho Department of Transportation (ITD) learn more about landslides in Gem State. A new statewide landslide and rockfall hazard inventory database released by the IGS in late June will help ITD, emergency managers and planners to forecast and mitigate risk by identifying problematic hot spots.

The project was sponsored by the ITD Highways Division – Construction and Materials team and funded by the ITD Research Program.

The inventory contains more than 2,400 landslide entries ranging from prehistoric events to active events. It is published on the IGS website and can be accessed through an interactive web map service.

The information has also been added to ITD’s ArcGIS Online IPLAN platform. The database includes attributes to maintain the locations of MSE retaining walls and risk factors to assess the condition of the wall, as well as attributes for rockfall risk, so that ITD districts can assess the areas. issues that could lead to road closures.

The data was compiled from historical records, information provided by ITD geotechnical staff and district geologists, unpublished IGS field observations, LiDAR image analyzes, remote sensing, Newly mapped satellite and landslide images.

“The study represents a live catalog of mass movements across the state with a particular focus on transport corridors and urban areas,” said Claudio Berti, state geologist and director of the IGS. “The database is a tool for documenting and assessing slope stability risks. It is not intended to predict future events, but to document known events and show large patterns of occurrence.”

This new database replaces the last inventory published in 1991, a static map that is no longer suitable for modern digital analyzes. The 2021 version will be kept updated as new events occur or new information becomes available.

Landslide problem areas in Idaho include: Bonners Ferry, Clearwater River Basin, Horseshoe Bend, Boise Foothills, Hagerman, US 95 between Pollock and Lucile, and US 26 between Swan Valley and the Wyoming border. The geological characteristics of the bedrock, fractures, systems, precipitation, regional hydrogeology, vegetation, forest fires and the inclination of the slopes of the hills are all factors contributing to the initiation and development of landslides. ground.

For more information, visit https://apps.itd.idaho.gov/apps/research/Completed/RP278.pdf.

An Austin developer got his site plan for office development approved at a recent city council meeting.

By Site development

Illustration of the feature: an artist rendered by Cornerstone Architects of the proposed office building.

Posted: 07/22/2021

by Art Benavidez

Bee Cave (Travis County) – An Austin developer had his site development plan approved for office development at a recent city council meeting.

A previous site plan, approved in 2018, expired in March due to lack of work on the site or an extension request, forcing DK Smerlin, LLC, the developer, to reapply.

The scope of the project for Juniper Traces Office remains the same. The concept is a two story office building with a driveway, detention area and 47 parking spaces on one acre lot. Associated infrastructure includes drainage, water quality controls, and other utility improvements.

This lot is located at the end of Juniper Trace, near the Primrose School at 3805 Juniper Trace in the northeast part of town.

The building footprint is 6,527 square feet and the gross floor area of ​​the building is 12,347 square feet.

The height of the structure varies slightly, ranging from 33 feet-6 inches to 35 feet. The roof system was designed to extend beyond the exterior walls to provide a canopy supported by steel bracing.

The building will be constructed with the following elements: stone, stucco, metal and glazing.

The project team consists of companies based in Austin, Engineer Murfee Engineering Company, Inc. and All Star Land Survey, and companies based in Bee Cave Cornerstone Architects and Schoenfelt Engineering, Inc.

VBX Project ID: 2021-551E


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City of Kingston reviews site plan for historic 1110 King West property

By Site plan

This article is the first part of a two-part series on proposed plans for developments on Cataraqui Bay Pier, also known as Elevator Bay, off King Street West. Part 2 can be read here.

Last spring, Kingston Waterfront Developments Ltd. submitted to the City a sixth site plan for the proposed development of the former grain elevator wharf at 1110 King Street West.

According to the online ad, “1110 King West is a once in a lifetime project due to its prime location along the Kingston waterfront. RE / MAX RISE worked with the development team for over a year in the planning and execution before launch.

Currently, units are advertised between $ 400,000 and $ 1.8 million with a deposit of $ 10,000.

Aerial image of the pier and breakwater at Cataraqui Bay (also known as Elevator Bay). Photo via Realtor.ca.

The proposed development for the site consists of two high-rise condominiums and a commercial building on the pier. In total, the apartment buildings are proposed to accommodate 343 residential units, while the one-story commercial building will provide approximately 1,000 square meters of use for a marina on the northwestern part of the pier. The entire development would be adjacent to the existing townhouses in Commodore’s Cove.

The City is currently reviewing a “site plan control application” for the development, which examines the functionality of the site – ensuring the proposal complies with zoning permissions on the site. This includes planners and other departments who review building observation, site and through-site access, parking, landscaping, stormwater management, etc.

File Planner Michael Szilagyi and Acting Policy Planning Manager Sukriti Agarwal introduced to Councilor Bridget Doherty’s “Spring Councilor Connect” meeting Thursday June 1, 2021 for the Portsmouth District Community Association. They provided an update on the status of the case.

Szilagyi explained that the technical review process is “being evaluated by other departments and external agencies and they will provide comments. I have not yet taken the time to delve into this submission; I tend to wait until all, or at least the majority of comments come back before doing my review.

Szilagyi said of the sixth proposal: “The most important change here has been that the parking structure on the north side, between the existing townhouses, has been removed and is now just surface parking. “

Artist’s rendering of the proposed development at 1110 King Street West. Chart via Realtor.ca.

Szilagyi stressed that the technical review process should not be confused with an amendment to the zoning by-law, noting that “there has been no request to change performance standards at the site. Currently I have noted performance standards that are unique to this site: townhouse development is allowed with up to 38 units (obviously these exist today), 343 additional units have land coverage by 210%. There are no height restrictions, there are no setback requirements, and no density requirements, minimum or maximum. These are a bit unique. These are some of the provisions that we have to take into account in this request. We do not have the ability to change any of these permissions through this process. “

Zoning for the site has been in place since 1987, with a modification to this area adopted in 2007. The property is currently designated a “port area”, “residential” and “environmental protection area” in the city’s official plan. from Kingston (OP).

Artist’s rendering of a suite of samples at 1110 King Street West. Image via Realtor.ca.

Bruce Bursey, who moderated the Zoom meeting on behalf of the Portsmouth District Community Association, read various development questions and concerns that were written via the chat.

“Imagine a 25-story building under construction in your backyard, that’s what we’re going to experience,” said one owner (whose name has not been shared), “current city noise regulations and construction appear insufficient to protect the residents of the cove. The building permit process is closed to the applicant and city staff. How can we who live here protect our quality of life during this long, noisy, dusty and impactful construction phase?

While pointing out that development for the pier had been underway since the 1980s and that the Cove owners knew this when they purchased, Szilagyi sympathized with having to live near a construction area. “It is not common, he stressed, but the Council has the possibility of imposing additional controls. There are always standard items where you know the dust needs to be controlled. Access needs to be maintained for residents and for emergency vehicles, those kinds of things that are just the norm in all areas. But in terms of noise, they can sometimes limit the hours.

Artist’s rendering of the proposed site at 1110 King Street West. Imagine via Realtor.ca.

“It’s a balance of needs. Knowing that this build, even if it takes two years or so, it might be temporary, but yes I think there are opportunities through cCuncil to add some extra control with some reasonable sense. Szilagyi said, encouraging residents to bring their concerns to him in writing so they can be included in a report to the planning committee.

Other concerns concerned maintaining “Ribbon of life” access and preserving the coastline. Agarwal, Director of Policy and Planning, responded, “Regarding the Ribbon of Life, these policies are currently in place in our official plan and the bylaws are proposed to be included in the new zoning bylaw, which is expected to be submitted to Council for consideration in 2022. We released the first draft of the new zoning by-law in 2016. And in that draft, we have included transitional provisions regarding applications that would already be underway when this by-law was zoning will be approved. On the basis of these transitional provisions, which, I would like to repeat, are still in draft form, this request could be dealt with depending on the zoning in place. Thus, the Ribbon of Life will have no effect on the current zoning of the property, based on these draft transitional provisions. “

Another concern was the impact on the view from Lake Ontario Park. Szilagyi replied, “This is not a protected view and this site already had planning permission. So like I said there is no height restriction on the site.

Several other questions and concerns were raised, but ultimately Agarwal and Szilagyi encouraged residents to register their concerns to be shared with the planning committee at their public meeting by contacting Michael Szilagyi via email. at the address [email protected] and noting the project number D11-011-2018.

The date for the public meeting has not been set.

Part 2 of this series was posted on Thursday, July 22, 2021 and examines the history of this site, as well as the most recent history of proposed developments for the site, which led to the situation described here.