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November 2021

Atlantic Beach Planners and Council Approve Tackle Box Tavern Site Plan Changes | New

By Site plan

ATLANTIC BEACH – Planning and City Council moved quickly on Monday to approve changes to the Tackle Box Tavern site plan.

The Atlantic Beach Planning Council convened for a special meeting on Monday in the Town Hall meeting room at 1010 West Fort Macon Road, just before the council’s regular business meeting. The Board of Directors unanimously recommended that the Board approve a site plan change that was considered a minor change.

Later that night, the council agreed, unanimously granting approval to change the proposed open deck over the tavern to an enclosed space.

Planning and Zoning Director Michelle Eitner said at the Planning Council meeting local developer Fred Bunn, who works on the property, requested the change because they were unaware that it was not was not already in place in the sitemap.

“Because it’s not about being a full amendment, we don’t have to go back to reviewing the proposals with a joint meeting,” Ms. Eitner said. “We are speeding it up a bit because it is currently under construction… we want this construction to keep moving forward because construction can resume. “

The Tackle Box Tavern project is redeveloping an existing business in The Circle, an area that includes the property directly south of the Fort Macon Road / Atlantic Beach Causeway intersection and surrounding neighborhoods. The tavern is located at 107 Atlantic Blvd.

Mayor Trace Cooper said all business development in The Circle is subject to a major sitemap.

“We want to make sure that development is going the right way, whether it’s in The Circle or elsewhere, it requires these plans,” he said. “This is a project that is underway and we are delighted to see it come to fruition. “

Other projects are underway in the neighborhood, including the redevelopment of the council promenade, which is currently in the planning phase. Mr Cooper said during council comments that starting Tuesday, city staff are accepting applications from engineers and design firms for the promenade redesign competition.

Mr Cooper said on Monday that officials have already expressed interest in participating in the redesign of the city-owned promenade, which officials say is in poor condition and in need of replacement or repair.

“I’m excited to see what we get out of it,” Cooper said.

The first round of submissions is scheduled for Saturday January 15.

In other news at the council meeting, City Councilor Danny Navey said residents had raised concerns with him over recent coyote sightings in town.

The The North Carolina Wildlife Commission issued an advisory in late October this active coyote season is underway as young coyotes leave their parents’ territory.

City Councilor Austin Waters agreed the sightings were widespread.

“It’s not just one end of town,” Mr. Waters said, “they’re everywhere.”

Mr Navey said he believes the city should be proactive in addressing residents’ concerns about coyotes. The mayor has asked city manager David Walker to seek contact with an animal trapping service.

It also happened during the meeting:

  • The board received a report from the Director of Parks and Recreation, Morgan Gilbert, on activities at the Atlantic Beach Community Park during the summer. Ms Gilbert said the park’s mini-golf course had 14,935 paid golfers and 2,707 free golfers aged 6 and under. The mini-golf course remained open for a further month due to its success.
  • The board unanimously recommended that the Carteret County Board of Commissioners appoint Mr. Waters to represent Atlantic Beach on the County Beach Commission.
  • The board unanimously accepted an audit report for fiscal year 2020-2021 from the accounting firm Thompson, Price, Scott, Adams and Co. of Wilmington.
  • Council unanimously approved a sympathy resolution for the family of planning council member Norman Livengood. Mr. Livengood died on October 24.
  • The board unanimously approved the meeting agenda, including the minutes of the regular meeting on October 25th.

Contact Mike Shutak at 252-723-7353, email [email protected]; or follow us on Twitter at @mikesccnt.

Kings Park Village: owner targets landfill site plan of 50 homes

By Site plan

OWNERS of Kings Park Village would be interested in expanding into an adjacent former landfill site to build 50 new mobile homes.

Initial discussions have taken place between Cove Communities and Castle Point Council regarding the purchase of the land just east of the retirement village of Canvey.

The land was within the boundaries of the old Canvey Newlands landfill site which operated from 1954 to 1989.

However, the area where the 50 houses would potentially be located “was not part of the area in which the landfill took place,” a council report revealed earlier this year.

Mandated to ensure the viability of housing construction on the site, the report adds: “When operating the landfill, it was important to maintain a buffer zone … The allocation site therefore did not been formally used for the deposit of any illegal dumping of flies on occasion.

Now Cove Communities is looking to purchase council land that has been allocated for the development of 50 homes in the local plan.

“If the opportunity to expand Kings Park Village arose, we would be interested in working with the local council to implement their local plan,” said Rob Turner, resort manager at Kings Park Village.

The former Canvey Newlands landfill site is now known as Canvey Heights Country Park.

The 50-house site, locally referred to as HO31, is between Kings Park Village and Canvey Heights Country Park.

The landfill was used for biological waste, although it is likely that it was contaminated with non-biological waste as well over time, as less strict waste sorting regimes existed at that time and landfills did not. were not subject to modern regulations.

Experts carried out tests on the site to see if it would be safe for development and, according to a report from the council, “methane levels have remained below Environment Agency guideline values.”

The report gave the green light for the development of the land claim, saying that “the potential risks are identifiable and can be mitigated”, while adding that it would be necessary to undertake the remediation of the contaminated lands.

“It is expected that this allowance will be delivered as an extension to the neighboring village of Kings Park,” the report adds. “The council is in discussions with the owner-operator of Kings Park Village regarding the acquisition of the site.

Rezoning, approved site plan for Ashwaubenon gas station

By Site plan

By Kevin Boneske
Editor-in-chief


ASHWAUBENON – The rezoning of three Sports & Entertainment plots at B-3 Community Business to build a 5,200 square foot Holiday convenience store at the southwest corner of South Ashland Avenue and Mike McCarthy Way was approved on Tuesday, October 26 by the Village council.

Community Development Director Aaron Schuette said he would not have been in favor of rezoning the property if it had been located elsewhere in the Sports & Entertainment District.

“However, looking at the surrounding land uses – its location against South Ashland Avenue, the railroad, the surrounding land uses – it makes sense for this specific location (to rezone the property) to B-3 to facilitate the redevelopment of this property, ”he said.

Schuette said the project with an eight-dispenser fuel island and an accessory car wash would demolish an existing dilapidated warehouse.

“It’s going to clean up this site quite significantly,” he said.

Schuette said the overall village plan identifies commercial uses as permitted in this area.

He said the site would not have diesel pumps for semi-trailers, which was a concern of a neighboring landowner who raised during the public hearing the possibility of traffic jams in the area.

“It can have a diesel pump for diesel vehicles, but there won’t be pumps for semi-trailers,” Schuette said.

The council also approved a site plan for the project.

Schuette said two of the existing driveway access points on Mike McCarthy Way will be used for the convenience store, with a third driveway access point on South Ashland near the southern property line at approximately 200 feet south of the intersection with Mike McCarthy Way.

Jim Goeppner, director of real estate development for Holiday, said the two curbs along Mike McCarthy Way are designed to create the best flow of traffic for vehicles entering and exiting the property.

Exterior finishes requested in the site plan include stone-look paneling near the base extending to the corners of the buildings, a window system and a fiber cement wall panel system with concealed fasteners.

The conditions of approval for rezoning do not include any sale of products outside, with the exception of propane.

Village president Mary Kardoskee said she was happy other possible items for sale, such as bags of salt and firewood, were not left outside as the site is located at the main entrance to the Ashwaubenon Sports and Entertainment District.

Administrator Gary Paul said he was happy to see Holiday convenience store moving there.

“Overall I think it’s a good plan,” he said. “Everything is better than what currently exists. “

The site plan for Oscar Traynor road is adopted by municipal councilors

By Site plan

A new plan to make the Oscar Traynor Road site in Dublin 100% social, affordable and affordable has been adopted by city councilors.

Development of 853 homes has stalled for a year since advisers rejected a deal with developer Glenveagh that would have involved 50% going into the private market.

The councilors’ agreement was required because the development involves the cession of state-owned land and it was adopted by 36 votes to 23.

A new deal was made with Glenveagh that would phase out private housing and make it 40% social, 40% affordable and 20% rental with units sold by the developer to council and licensed housing organizations.

The proposal was accepted by Fianna Fáil, Greens, Fine Gael and most Labor advisers who said it was the best possible deal for much needed housing.

Sinn Féin, the Social Democrats, People Before Profit and some individual advisers voted against, saying the board should build the units directly.

However, deputy general manager David Dinnigan said the project would be delayed for at least four years if the board were to resume it and go through the procurement and approval processes.

He said rising construction costs would “eat away” any savings that could be made by hiring contractors directly.

Mr Dinnigan also said the council would have to pay for the infrastructure, which would drive up the price of rental units to cost and that it was uncertain whether the council could secure funding for a project in the same way. quality.

Some advisers have criticized the amount tenants would pay for rental accommodation starting at € 940 per month for a studio.

The affordable buying houses will sell for prices ranging from € 230,000 for one bed up to a maximum of € 320,000 for a three-bed.

Some advisers argued that these prices were not affordable and the amount of subsidies paid by the state was of concern.

Independent advisor John Lyons said that when developer profits and state subsidies such as the Affordable Purchase Program and the Serviced Site Fund are factored in, the full cost of outsourcing construction to a developer will be 121 million euros.

Advisor Lyons also said that the premium charged by the developer is € 68,000 per unit.

However, a spokesperson for Glenveagh said building the units would cost city council a lot more, not least because of inflation in construction costs over the past year.

Glenveagh construction costs are set at 2020 levels and stand at € 370,000 per unit once the € 14million payment to city council for the land is factored in, according to the spokesperson.

They said the council is currently citing its own construction costs at € 444,000 per unit – an additional € 74,000 per unit.

Aizawl Municipal Corporation Introduces New Rules for Site Layout and Slope Cutting – The New Indian Express

By Site development

Through PTI

AIZAWL: The Aizawl Municipal Company (AMC) introduced new rules to regulate site development, slope cutting, backfilling and clearing to mitigate landslides, shipwreck areas, falling rocks and other natural or man-made disasters.

Mayor Lalringenga Sailo said the AMC Site Development and Slope Modification Regulations were developed in 2017 to regulate and control cutting, backfilling, clearing and other slope settlement activities in the state capital, Aizawl, prone to landslides and other calamities mainly caused by unscrupulous people. men’s activities.

The regulations have been partially implemented as they were notified to the Official Gazette by the AMC on October 29 of this year, he said on Wednesday. Sailo said that Aizawl has experienced numerous landslides, which too often have caused loss of life and destruction of homes, community buildings and important infrastructure.

Human activities such as cutting slopes, backfilling, increasing the amount of groundwater entering slopes, and disposing of sewage and drainage on slopes in poorly controlled ways can greatly increase instability. slopes, he said.

According to Sailo, any person or government agency intending to construct a building requiring site development work will now need to obtain a site development permit in addition to a building permit.

However, digging an individual grave, excavating below grade finished for basements and footings of an ordinary building, or a semi-permanent or permanent building located in a low risk area landslide, AMC-controlled disposal sites, Department of Defense projects, exploratory excavations and emergency works necessary to preserve life or property under imminent threat of excessive erosion, among others, are exempt from regulation, he said.

Under the new regulations, land or site development is divided into two categories: developed site development (moderate, high or very high risk of landslide) and regular site development (risk of weak landslide).

Georgetown: Hines offers 336-unit multi-family development

By Site development

Illustration of the functionality: artist rendering of a building from the apartment project proposed by Meeks Partners.

Posted: 17-11-2021

by Art Benavidez

Georgetown (Williamson County) – A Houston-based global real estate developer’s site development plan for a 336-unit multi-family complex was approved at Tuesday’s Planning and Zoning Commission meeting.

The 14-acre property is undeveloped and is located at 1701 Wolf Ranch Parkway in the northwest part of town.

The Austin office of Hines Interest Limited Partnership is the spearhead of the development of Wolf Lakes Retreat.

The unit mix includes 192 one-bedroom units, 126 two-bedroom units, and 18 three-bedroom units.

The Austin office of Pape-Dawson Engineers, Inc. will be the civil engineer and the surveyor published a sitemap which showed:

  • 12 buildings, with buildings 1, 2, 3, 7 and 8 having areas of 11,377 square feet each
  • Buildings 4 and 5: 7505 sq. Ft. Each
  • Buildings 6, 9 and 10: 13,991 sq. Ft. Each
  • Building 12 (club house / rental): 9,830 square feet
  • Dog park
  • Eight covered garages offering a total of 62 parking spaces
  • 345 open parking spaces
  • 59 parking spaces
  • 481 parking spaces in total
  • 84 bicycle spaces

Sitemap.

Buildings 1, 2 and 3 will each have 30 units; buildings 4 and 5 will each have 24 dwellings; buildings 6 and 9 will each have 36 dwellings; buildings 7, 8 and 10 will each have 30 units.

Exterior materials for the buildings will include stone veneer, poured stone, foam stucco, decorative wooden brackets and shutters, metal railings, metal canopies and tiled roofs.

Houston-based architects Meeks Partners and landscaper Robinson and company, also in Houston, with a geotechnical engineer based in Austin Terracon Consultants, Inc. complete the project team.

This was the fourth review of this request. The request had already been considered by the committee at its meetings on May 18, July 6 and August 17.

VBX Project ID: 2021-7F46


[email protected]

389 St. Clair Rezoning, Site Plan Approved

By Site plan

photo by Renée Landuyt
The school administration building at 389 St. Clair will include 18 apartments, as well as eight townhouses built separately on the property.

CITY OF GROSSE POINTE — With the conditional rezoning of 389 St. Clair from a single family to a transition at Monday night’s council meeting, 18 apartments and eight townhouses are now slated for the property.

After tabling the issue at the August council meeting, developers, brothers Mark and Craig Menuck of Curtis Building, went back to the drawing board to incorporate council recommendations and community input.

Changes to their original proposal include reducing the number of apartments from 23 to 18; eliminating and combining smaller units to create units as large as 1,270 to 1,600 square feet; reduce the size of the building on the Notre-Dame side to create setbacks of 9 feet instead of 5 feet; provide more parking spaces per unit than originally planned; and incorporating additional green space.

Plans include four one-bedroom apartments, 13 two-bedroom apartments and one three-bedroom apartment, while all townhouses are over 2,000 square feet.

The site plan for the development was found to be consistent with the city’s master plan, according to city planner John Jackson.

“Although this site is not identified on the future land use plan as multifamily or transitional,” he said, “…(the site plan) speaks to some of the goals and objectives included in the city ​​master plan, such as preserving local historic assets like the school building and also providing alternative housing types and styles.

Demonstrated demand for use, Jackson said, can be seen in the fact that there are nearly 1,400 homes in the city that are only occupied by one or two people, while there are than 554 one-bedroom and two-bedroom units in the city. .

“The fact is that the houses are bigger than the population demands,” he said.

The planning commission, made up of members of the city council, unanimously recommended approval of the conditional rezoning on Monday, followed by the city council unanimously adopting the rezoning, along with the proposed site plan.

However, conditional rezoning will be revoked if developers fail to meet agreed criteria, such as sticking to a maximum of 18 apartments and eight townhouses; limit the height of the building to 35 feet, measured to the middle of the roof; maintain front yard setbacks the same distance as other Notre Dame homes, approximately 25 feet; and keep the side yard setback to the south a minimum of 9 feet and to the north a minimum of 22 feet.

Developers will also be required to pressure test the existing water line to ensure adequate water pressure in the existing neighborhood and new development, covering 100% of any improvements deemed necessary by the City, which could include the water main replacement along either Notre Dame or St. Clair.

“The zoning change is conditional on them building the project exactly as you approve of it on the site plan,” City Attorney Charles Kennedy said, “and there are timelines consistent with our code. zoning so they can do it.”

These deadlines include the requirement for the developer to obtain permits within one year, to begin construction within six months and to complete construction within two years.

“I have complete confidence in our ability to manage this process and work with the developer and get what we need,” said Mayor Sheila Tomkowiak. “…Best practice for old buildings is adaptive reuse, not filling landfills with century-old buildings and not building cheap houses so we look like a housing estate. That’s what would happen here.

In the jam-packed council chamber on Monday evening, many residents opposed the development, some of whom put up signs on the lawn indicating so.

“If you want to build apartments, do it in a different zoning,” said St. Clair resident Steve Cavera. “Don’t do it in the middle of this residential community. It’s the wrong place, not necessarily the wrong idea. For those of you in the audience who want more rentals, I don’t disagree with you, (but) pick the best place for it. It’s not the best place for it.

Concerns of St. Clair residents opposed to the development included apartment visitors filling up street parking, the type of tenants who might move into the city, and increased traffic on the streets.

Photo by Renée Landuyt
These signs opposing the apartment development were placed along the stretch of St. Clair between Jefferson and Maumee.

While a report by the Transportation Improvement Association stated that the apartments would generate 77 fewer vehicle trips per day than the current use of the administration building, opposing residents strongly disagreed with the statistics.

However, some residents supported the development.

“Studies have shown that we need more smaller units for seniors and single professionals and these will appeal to single professionals with the rents they are asking for,” said St. Light. “Removing the old building, I think, will disrupt the neighborhood far more than retaining and rehabilitating it.

“We have empty storefronts in The Village that could handle some foot traffic,” he added, “and it’s only a few blocks away and it’s a perfect location for that.”

According to City Manager Pete Dame, a financial report revealed the development will generate $227,000 in taxes per year, of which $65,000 will go to the City. Currently, the City does not levy any taxes on school property.

“The proposed development would support the value of the property,” Councilor David Fries said. “It would strengthen economic investment. It would provide a place to live for empty nesters and young professionals and, finally, it would preserve the architecture of 1906 and 1912.”

Ahead of the vote, several council members took the opportunity to tour a development in Plymouth where Curtis Builders has also converted a former school building into flats. Everyone said they were impressed.

“It’s truly remarkable how much the building’s history has added charm to the character of this development,” said Councilor Maureen Juip. “…(389 St. Clair) is truly a building that contributes to the character of our community of Grosse Pointe City and I am grateful that someone wants to continue to give it new life.”

Board of Directors Approves One Riverside Site Plan, Apartment Concept | Jax Daily Record | Jacksonville Daily Record

By Site plan

The Downtown Development Review Board is advancing plans for the residential / commercial replacement of the old Florida Times-Union building in Brooklyn, valued at $ 182.2 million by an Atlanta-based developer.

The board, which reviews downtown plans for zoning code compliance and design guidelines, met on November 10 and unanimously approved the final site plan for the development in several phases and the conceptual design of the 270 mixed-use apartments of the first phase.

Developer Fuqua Development LLC wants to demolish the TU building and build the One Riverside residential and commercial project on approximately 13.42 acres at 1 Riverside Avenue along the Saint John River.

Fuqua partnered with TriBridge Residential to develop the apartments.

The plan would also restore McCoys Creek and add a public park that will be owned by the city and maintained by the city. The park property is on the east side of the property.

City council committees are expected to hold their first votes Nov. 15-16 on a $ 31.59 million development incentive package.

The Downtown Investment Authority approved the deal, which includes a property tax refund of $ 28,419,169 and $ 3,174,971 in completion grants and expense credits, in September.

Fuqua plans to buy the property from the Morris family, based in Augusta, Georgia.

In addition to the apartments, the first phase of the project has over 45,000 square feet of retail space, including a grocery store, a seven-level parking garage with 502 spaces, and additional surface parking.

The second phase includes two mixed-use buildings along the restored creek with approximately 15,000 square feet of retail space; a restaurant by the river; a 125-unit multifamily residential building; and parking. This phase would not begin until at least 2025.


The site map of the One Riverside project

Design conditions

The design review committee voted 8-0 to approve the site master plan. The final version shows a pedestrian plaza added at the end of May Street.

In October, board members said the street seemed “dead end” before the Riverwalk was a problem.

The latest site plan also identifies a pedestrian bridge to allow people access from the development on McCoys Creek to the public park that council members said was not in the preliminary plan.

Cyndy Trimmer, Partner Lawyer at Driver, McAfee, Hawthorne & Diebenow, represents the Fuqua / TriBridge team of developers on the project.

Despite the DDRB’s previous concerns, Trimmer said the developer could not reduce the amount of surface parking along Leila Street inside the development to support the grocer. Leila Street crosses Riverside Avenue and is one of two access roads to the site.

Instead, plans include a pedestrian zone with space for public art that Trimmer says will make entering the site a “better experience” for pedestrians.

“We have the challenge of implementing these best urban design practices with market demand,” Trimmer said.


The pedestrian circulation scheme of the project.

Project walkability

The board as a whole addressed the possibility of walking inside development.

He listed four conditions in exchange for site plan approval: 10-foot sidewalks on the west side of Leila Street; a 12 foot sidewalk leading from the Downtown Riverwalk to the park; 10 designated parking spaces for the park; and a traffic calming plan for the crosswalk from Leila Street to Riverside Avenue.

Prosser is the project engineer.

The developers will have to report the residential design of the first phase to the DDRB for final review. The board of directors will analyze and approve the designs for the first retail phase and the second development phase as separate projects.

At the meeting, the council praised the architecture of the multi-family units.

Bill Schilling and Craig Davisson told TriBridge and architect Dwell Design Studio that they would like to see more color and accent in the parking garage screening before the final exam.

“Color is like fashion. It’s here today, gone tomorrow, ”Davisson said. “I would stay away from fashionable things. “

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Plano City Council to vote on lettuce greenhouse site plan “https://www.wspynews.com/content/tncms/live//Local News” wspynews.com

By Site plan

After a few months of delay, Plano’s city council plenary committee agreed to move a vote on the proposed site plan for a BrightFarms industrial greenhouse that would produce lettuce to the full city council for a vote. Mayor Mike Rennels said city council is not yet committed to much.

The proposed site from Eldamain Road to Corneils Road would be constructed in two stages and would have several greenhouses for lettuce production.

Rennels says negotiations are ongoing. It is expected that operating the city’s utilities at the site will cost around $ 5.1 million.

Rennels says bringing utilities to the site could be a boon to future development.

A BrightFarms representative previously told Plano City Council that the completed installation could create around 200 permanent jobs. Lettuce is grown in indoor pools so there would be no runoff. A sticking point for some Plano aldermen was the potential use of the facility’s water.

City council could vote on the site plan for the proposed greenhouse later this month.

The development of the Nelson Junction site is approaching

By Site development
Artist's impression of the development of Nelson Junction near Miter 10 Mega.

Provided

Artist’s impression of the development of Nelson Junction near Miter 10 Mega.

Development of the Nelson Junction site begins with the progress of plans for a large-format shopping center.

Nelson Gibbons Company, owner of the Annesbrook site, is starting the first clearing and infrastructure work, company chief executive Scott Gibbons said.

Colliers International real estate agency is marketing the development of Quarantine Rd on the vacant land of Miter 10 Mega, seeking tenants for the first stage of the project.

In the first stage, opposite Miter 10 Mega, there will be 10,948 square meters of shops with up to 11 tenants.

READ MORE:
* And action … site work begins for the development of Richmond West which includes the cinema
* Former Todd Property shopping center in East Auckland put up for sale by new owners
* The future of the Nelson Junction site is clearer, according to the new owners Gibbons Property Investments

Colliers was looking for tenants such as furniture, appliance, housewares, plumbing, lighting, home furnishings and lifestyle retailers. The size of buildings or sites will vary from 500 m² to 2500 m².

Gibbons said development of the site will begin early next year after completion of stormwater and other service updates, as well as site preparation. There was a wide range of interested potential tenants, including some from outside the Nelson area, some who were already in the area but were looking for a different location, and some from the food industry, he said. declared.

The proposed Nelson Junction development for the site of the former Honda automobile plant near the current Miter10 Mega Store.

The proposed Nelson Junction development for the site of the former Honda automobile plant near the current Miter10 Mega Store.

It was hoped that the first stage of development would be completed in early 2023. Gibbons envisioned that it would eventually include a mix of light industry, retail and home improvement businesses.

The 8 hectare property, which once housed the Honda factory, was touted as a future shopping and shopping center before Miter 10 Mega opened in 2006. In 2019, Gibbons Property Investments purchased the remaining 4.5 hectares of vacant land.

“There has been a lot of non-activity on the site,” Gibbons said. “We take our time to prepare the plans well. “

The Nelson Junction Development Plan.

The Nelson Junction Development Plan.

Gibbons said the site was a central location that should be attractive to buyers in the Tasman and Nelson areas. He believed there was a good demand for a home improvement and lifestyle center near the town of Nelson.

“The road restrictions inside and outside the city make this site very attractive and it is truly a pivotal location for these types of services, with a profile like no other.

Miter 10 Mega and empty land ready for redevelopment.

Martin de Ruyter

Miter 10 Mega and empty land ready for redevelopment.

The second stage of the project would see development on the ground closer to Speight’s Ale House. The Gibbons site shows that a large retail / commercial format is offered for this site and is being offered.

Gibbons has over 230,700 m² of properties in its portfolio, housing 150 tenants. Its portfolio is diversified into three key sectors: bulk retail, industrial and commercial real estate.

Colliers Nelson broker Geoff Faulkner, who markets the Nelson Junction development with Colliers national retail manager Leroy Wolland, said he expected strong interest in the center due to the strength economy.

“Nelson is in booming city mode. We have almost zero retail vacancy on Main Street and the CBD, and nearby Richmond has almost zero vacancy on Main Street, ”Faulkner said.

Wolland said there is no comparable complex with vacant space in Nelson Market and Miter 10 Mega is a huge asset to potential tenants.

“It’s a perfect choice for furniture, appliances, housewares, home furnishings, tiles, flooring, paint, plumbing, kitchen showroom, lighting, automotive retail and, possibly, marine retail. “

Dawsonville Planning Commission approves site plan for townhouse community

By Site plan

During the November 8 meeting of the Dawsonville Planning Commission, the commission approved the site plan for a townhouse community project to be built on Maple Street in Dawsonville.

According to the information package included with the application, Cook Communities has requested approval of a site plan for an attached single-family home located at 362 Maple Street. Gainesville attorney Jane Range spoke during the meeting with members of the planning committee on behalf of the plaintiff, explaining that the company is seeking permission to build 31 townhouses on the plot of ground.

“The property is zoned into the multi-family neighborhood and the townhouses are a permitted use in the neighborhood and they are seeking permission for 31 homes,” Range said. “Basically, approval of the site plan is all that was needed as it is already zoned with townhouses. ”

Range presented the site plan to the Planning Commission, explaining that the proposed development would be a single-entry road with a cul-de-sac, retention pond and the 31 townhouses. The proposed townhouses as presented at the meeting would be 1,600 square feet, three bedrooms, two and a half bathrooms and would meet the minimum requirements for the neighborhood.

She added that the designs of the proposed units have been changed in the current plan from previous ones to add more differentiation between the units, rather than all looking the same.

“The only problem that arose during the staff review was to do a bit of modulation up front and try to add more bricks.” The units are somewhat staggered so they don’t not form a single large line across the entire forehead – some [are] with shutters, some without shutters, slatted boards, straight boards and others with a window on the third floor to change the exterior appearance.

Anna Toblinski, Planning Commissioner of Station 4, asked the applicant if there will be a fence along the dividing lines of the proposed development. Keith Cook, the owner of Cook Communities, said his company typically adds a vegetated buffer zone all around their developments with staggered tree lines.

Station 3 Planning Commissioner Sandy Sawyer asked Cook if the development would have an association of owners. Cook responded that the development would have an HOA and all yards would be professionally landscaped.

During the presentation of the proposed development, the Director of Planning and Zoning, David Picklesimer, questioned the applicant regarding several conditions included in the zoning of the parcel, including the requirement that the development be identified as ” active adult community ”.

“They will be required to incorporate the verb for this community of active adult life; it will also have to be part of the alliances, ”said Picklesimer. “It’s R3 zoning with the zoning condition for active adult life and other conditions as well; the interior of houses should meet certain requirements.

Toblinski added that another of the conditions was that 20 percent of units must meet accessibility requirements for people with disabilities. Cook said that while his business typically has a few units that are accessible to people with disabilities, they generally leave it up to the owner to customize when they move in.

According to the notes of the urban planning director in the information file included with the request, “the R6 zoning has been approved with the following conditions: dedicate an additional right-of-way, the agreements must identify the project as an active adult, widen the road Of Maple Street South’s two-foot paved traffic, twenty percent of units must meet accessibility requirements for people with disabilities.

Picklesimer informed the Planning Commission that while the currently proposed units do not meet the stipulations set out in the zoning approval, the issue on the table at Monday’s meeting is only to approve the site plan, which only includes the layout of the lot and the configuration of the street. . For this reason, he said that the planning commission could take steps to approve or deny the site plan and that the applicant could work either to meet the conditions set out in the current zoning or to request a rezoning of the property. in order to allow different directives.

Range and Cook told commissioners they would work with Picklesimer to work out the details of how to meet the zoning requirements.

“We’ll go ahead and work with David again to see what we need to do about the active adult and if that will work and if we need any other zoning changes,” Range said.

The Planning Commission voted unanimously to approve the site plan for the proposed development. The application is expected to go to Dawsonville City Council with a public hearing on December 8, and council is expected to approve or deny the development on December 20.

City Council approves adjustments to Dome site development plan

By Site development

The idea is to create a public-private partnership to transform the old site of the Dome into a new entertainment venue and a surf park by the ocean.

VIRGINIA BEACH, Virginia – UPDATE | At a meeting on Nov. 16, city council voted to approve the Phase 1 and Phase 2 funding plan, as well as the $ 17.7 million offsite infrastructure projects. The action would move plans as well as previously requested adjustments on November 9.

ORIGINAL STORY | It’s been four years and it counts, and the Virginia Beach Oceanfront has yet to see the former Dome site transformed into a mixed-use, multi-site entertainment complex with a surf park.

At this stage, the project leaders reassess their approach. They are asking city council for $ 3 million for what they call phase 1 and $ 2 million for phase 2.

“There are no new demands in there. This is all the money that is already considered, allocated and budgeted for the project, “Deputy City Manager Taylor Adams said.” We are just changing when it can be used to account for the uncertainty in the market. of construction regarding the cost of commodities such as steel and concrete.

The concern is that fluctuating prices could cause the budget to be exceeded. Adams said they would come back to the board if they did.

Additionally, Adams stressed that unplanned projects must take place offsite. A request for at least ten infrastructure upgrades is expected to cost $ 17,729,147.

“The idea with this list is to ensure that we maximize the value of the project for both our residents and our guests,” Adams said.

Adams is expected to resubmit the requests to city council on November 16. This is when council members could vote.

There is some division within the board regarding the next steps.

Mayor Bobby Dyer seems focused on the rewards of development. “Trying to do the Oceanfront all year round,” he said.

City Councilor John Moss said he thought project managers were underestimating the risk: “I think if we knew all of this four years ago, all of these costs. I don’t know what the decision would have been.

Several years ago, music producer and Virginia Beach native Pharrell Williams made a commitment to join this project.

13News Now asked Adams if Pharrell was still involved. Adams told us that Pharrell was still listed as an investor on a disclosure slide for Tuesday’s presentation to the board.

In a letter to the city in September, the artist questioned a separate investment – his Something in the Water festival. Pharrell cited “toxic energy” in the direction of the city.

Whether inside or outside, it is clear that there is a clamor to move this project forward.

“A lot of our Oceanfront partners want us to bring our entertainment venue online as quickly as possible,” Adams said.

Venture Realty Group is the assigned developer.

Adams said construction likely won’t start until June of next year.

It is also likely that the works could start first on the place of entertainment, before the surf park.

The entire project, with combined municipal and private funding, is expected to cost around $ 330 million. However, this number could change in the future.

Set of audience on the site plan of a five-story building next to the library and historical museum

By Site plan

A public hearing on the site plan application for a five-story, 50-foot-high mixed-use building at the corner of Osborn Avenue and Court Street will be held on December 7 at 2:05 p.m.

The G2D Group of Huntington proposal currently includes 37 rental apartments on the second through fifth floors, downstairs office / conference rooms, a rooftop terrace for use by building residents and related improvements. site such as parking, lighting, landscaping and drainage. systems.

The developer has requested nine waivers from the Zoning Appeal Board, seeking relief from the zoning code requirements for minimum front, side and back yards, off-street parking setbacks, minimum parking space size , the size of the vegetation buffer zone and parking lot planting requirements and some lighting requirements.

The half-acre site is located in the recently adopted Railroad Avenue Urban Renewal Overlay District.

A public hearing on August 26 before the ZBA drew opposition from neighboring landowners – the Suffolk County Historical Society and the Riverhead Free Library – and members of the community.

On September 23, the ZBA granted six of the nine requested exemptions, denying requests for “upward lighting” in violation of the city’s “dark sky” code, exterior lighting more than 16 feet above the ground. ground and minimum size relief of parking spaces for all spaces. The applicant requested that all stalls be 9 by 20 feet instead of the required 10 by 20 feet. The panel allowed for a combination of 15 full-size stalls (10 by 20 feet) and 20 compact car-sized stalls (8 by 16 feet).

The deviations sought would not result in a draft tat disproportionate to the size of the property, the ZBA determined. “The building is significantly below the maximum coverage allowed by the code,” the board said in its decision.

The deviations will not result in an “unwanted change in neighborhood” and “to the extent that the deviations will contribute to a change in the character of surrounding properties or the neighborhood, the change is a change for which the city has expressly communicated a desire. and an intention by adopting their strategic plan and overlay zoning for the Railway Avenue Urban Renewal Zone, ”said the ZBA’s decision.

“The variation in demand will not have a negative impact on the physical or environmental conditions of the neighborhood / district, as the current neighborhood is dilapidated and unwelcoming,” the board wrote. “In fact, adding this building and its uses will improve the neighborhood. ”

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Planning Commission will vote on the site plan for the condos on the lake on Tuesday | News, Sports, Jobs

By Site plan

MARQUETTE – The Town of Marquette Planning Commission is about to vote on a proposed site plan for the construction of eight condominiums at the corner of Lakeshore Boulevard and Hawley Street.

The point, which does not require the approval of the Marquette municipal commission or a public hearing, is the main event on the agenda for Tuesday night’s town planning committee meeting, which is scheduled for 6 p.m. hours at the town hall.

The proposed site plan includes 96 residential units spread across the eight four-story buildings, new parking lots, site grading, landscaping and site improvements, according to planning commission documents. The exact location of the proposed development is 2401 Lakeshore Blvd., just north of BioLife across Hawley Street. The property is currently zoned as a multi-family residential.

The property is currently owned by Islander Beach and Tennis Club LLC, and the listed architect is Progressive AE, based in Grand Rapids.

The group first submitted a site plan in 2020, but withdrew its request at that time from the Planning Commission for consideration. They submitted amended plans for review on October 12.

According to city documents, the proposed development would impact 1.24 acres of wetlands, which would be required by the Michigan Department of the Environment, Great Lakes and Energy to be replaced by 2.29. acres of man-made wetlands created by the developer.

Islander Beach and Tennis Club LLC entered into a land agreement with the city in 2019 that allowed the city to acquire a 0.13 acre parcel that was “Necessary for the relocation of Lakeshore Boulevard”, as well as the 0.2 acre parcel needed for the Hawley Street stormwater management project, according to a previous Journal article. The club ceded the two plots to the city. In exchange for the land, the agreement allowed the club to prepare the plot at 2401 Lakeshore Blvd. for further sale and development.

Whether or not the site plan conforms to the city’s land use planning code and site plan review standards described in Sec. 54.1402 (E).

If the town planning commission finds that the site plan is compliant and votes to approve the plan, development can continue without the approval of the municipal commission.

The public is welcome to attend Tuesday’s meeting at Town Hall. Two public comment sessions will take place, one for agenda items and another for non-agenda items.

To download and view Tuesday’s planning committee agenda, visit https://marquette.novusagenda.com/Agendapublic/DisplayAgendaPDF.ashx?MeetingID=2315.

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Four cannabis companies receive special land use and site plan approval

By Site plan

Township of Monroe Logo

Four proposed marijuana businesses received special land use and site plan approval on Wednesday in a special public hearing by the Township of Monroe Charter Planning Commission.

The commission unanimously agreed to grant special land use and site plan approval to Anna Sloan, LLC and Telkaif, LLC for their marijuana producer project at 15600 South Telegraph Road; TC MI Ann Arbor 2, LLC and the marijuana supply hub offered by Party Stop Inc. at 1118 South Telegraph Road; the supply center offered by UM1, LLC and Monroe Premier Plaza Inc. at 14750 LaPlaisance Road; and the Adult Supply Center and Retailer offered by Brian Toma and Cepo, LLC at 15530 South Telegraph Road.

Consideration of the special approval of a land use / site plan for a marijuana supply center and adult retailer to be located at 1510 W. 7th Street, which was made payable to day of the special hearing, was filed until the December meeting of the commission, at the request of the owners of the proposed business.

Wednesday’s hearing was held at 5 p.m. because the commission expected it to last a long time, as happened in several of its recent meetings regarding potential cannabis companies. . But only a handful of residents attended the session, and only a few took turns on the podium to urge the commission to reject the proposals.

Mary Straub said she was “totally opposed … to each (any of these companies)”

“The Township of Monroe is a small township, why are (these companies) coming together in our township? Straub asked. “The town of Monroe doesn’t want it, Frenchtown doesn’t want it, Erie doesn’t want it; what attracts these people to our municipality? We don’t need it, we don’t want it, and that would be detrimental to the way of life of our community. “

Marjorie Cramer expressed concern about the potential odors that could be produced by these facilities.

“If you’ve ever smelled any of these things, they smell like a skunk,” she said. “We don’t want that smell in our town. If this is approved and the odors are not controlled, my question is, what kind of control will this commune have… for everyone? “

Kim Fortner, zoning officer for the township, said the township nuisance ordinance will be how it controls any potential odor issues among marijuana businesses.

“The nuisance ordinance is written quite vague, basically if it interferes with a reasonable person’s right to tranquility, we consider it to be contrary to the ordinance,” said Fortner. “The odor control plan that these establishments have given states that there will be no odor outside the buildings, so if you smell anything let us know and we can enforce the ordinance on them. nuisances … “

Regional vice president of local farm finance company GreenStone Farm Credit Services, Erin DuBois, submitted a letter to the planning committee opposing the five proposals that were considered on Wednesday. GreenStone has a branch at 15615 S. Telegraph Rd.

“… This special land use stands in stark contrast to the current physical environment of the region’s business objectives,” DuBois wrote. “The general nature of this area as it has evolved is far removed from any form of medical or retail establishment related to marijuana and other related recreational products. Creating a special zoning for a medical or recreational marijuana supply center would expand a use that is not normally seen in that area, or does it match the description of what the owners have valued with their major investments in that area? from the community of Monroe … “

Commissioner John Manor reminded residents that the Planning Commission is “very restricted” on how it reviews proposals, as it must view them strictly in terms of whether businesses “operate within the framework of our zoning and our ordinances as they exist “.

“We are not allowed to make personal or emotional decisions as to whether or not to approve them,” Manor said. “We’re here to determine if they’re legally within the ordinances and zoning limits that we currently have for our township. We appreciate where many of you are coming from, but frankly we’re very limited as to whether we approve or not approve these, with regard to the recommendations of the planning (of the township) (department) and of the engineers …

“The city council of elected officials that you elect can absolutely make arbitrary decisions, vote yes or no on things without having to cite a legal precedent as to why they do it. However, in a commission, we are bound by the rules and regulations. , and the zoning that we have this. “

Representatives from three of the four companies that received approval on Wednesday spoke at the public hearing, with all three saying they would comply with all recommendations, ordinances and other regulations set out by the township.

Greg Van Wynn, director of asset management and acquisitions for TC MI, said odor control is a top priority for his company as it seeks to establish a supply hub for medical marijuana.

“We will make it compulsory within our establishment not to let any odor come out of our establishment,” he said. “… The building will be completely under a slight negative pressure, so no smell will be able to leave our establishment. We take this opportunity very seriously, we are here to be a positive addition to this community and to be part of the business community here in Monroe Township. Personally, I will take this as a task for me to get involved with the other operators and licensees in this unit, to create a guild to see where we can come together to make positive investments with our time and energy and efforts in the community.

“We can’t wait to move forward.”

Neither Brian Toma nor any other representative of Cepo, LLC spoke or appeared to be present when their application was reviewed and ultimately approved. Manor has requested that a letter or email be sent to the entity asking them to do their utmost to be present and on time at any future hearing or meeting regarding the proposed business.

This article originally appeared on The Monroe News: Four cannabis companies receive special land use and site plan approval

Site plan approved for project anchored by national steakhouse chain

By Site plan

The West Des Moines City Council this week approved the site plan for a development that will include a Ruth’s Chris Steak House. Architectural rendering by BSB Design

A proposed development that will include a popular national steakhouse cleared a key hurdle this week when the West Des Moines City Council approved the site plan for the project.



Project developer CRG Residential, located in Carmel, Indiana, plans to construct a mixed-use building that will be anchored by Ruth’s Chris Steak House, a steakhouse chain based in New Orleans. The restaurant will occupy 15,000 square feet of space in the four-story building that will be located on the southwest corner of Jordan Creek Parkway and Ashworth Road, according to city documents.



The building, with a brick and fiber cement board exterior, will include an additional 8,000 square feet of commercial space and 199 multi-family residential units, according to city documents. Multi-family units and commercial space will wrap around a multi-level parking structure.



Development costs are estimated at $20-30 million.



City officials are working with CRG Residential to finalize a development agreement that could include an economic development grant of up to $2.3 million, according to a city document. The agreement could also include a breakdown of who will be responsible for infrastructure improvements.



Based on information provided to the board, items that could be part of the deal include:

  • The city is paying and building improvements to 76th Street between Ashworth Road and just north of Aspen Drive. The city would install traffic lights at Ashworth and 76th Street.
  • With the developer ensuring sidewalks around the development are installed, an east-west private street between Jordan Creek Parkway and 76th Street is constructed, and a regional underground retention pond is developed for the project site and the area of ​​the 76th street. The city would reimburse the developer for the cost of the work.
  • The developer initiating the process of installing streetlights around the development and ensuring that a power line along Ashworth Road between 76th Street and Jordan Creek Parkway is placed underground. The work would be done by MidAmerican Energy Co. and the city would reimburse the associated costs.



Work on the project site likely won’t begin for several weeks, according to city officials. The promoter does not yet own the property. Once the land is acquired, documents must be completed to bind the properties together. In addition, architectural plans must be revised, a process that can take up to four weeks.



Once site development begins, construction could take up to 18 months.

Site map approved for the project anchored by the national steakhouse chain

By Site plan

West Des Moines City Council this week approved the site plan for a development that will include a Ruth’s Chris Steak House. Architectural rendering by BSB Design

A development proposal that will include a popular national steakhouse lifted a key hurdle this week when West Des Moines City Council approved the project’s site plan.



The developer of the CRG Residential project, located in Carmel, Indiana, plans to construct a mixed-use building that will be anchored by Ruth’s Chris Steak House, a chain of New Orleans-based steakhouses. The restaurant will occupy 15,000 square feet in the four-story building that will be located on the southwest corner of Jordan Creek Parkway and Ashworth Road, according to city documents.



The building, with a brick and fiber cement exterior, will include an additional 8,000 square feet of commercial space and 199 multi-family residential units, according to city documents. Multi-family units and commercial space will wrap around a multi-level parking structure.



Development costs are estimated between 20 and 30 million dollars.



City officials are working with CRG Residential to finalize a development deal that could include an economic development grant of up to $ 2.3 million, according to a city document. The agreement could also include a breakdown of who will be responsible for infrastructure improvements.



According to information provided to the board, items that could be part of the deal include:

  • The city is paying for and building improvements to 76th Street between Ashworth Road and just north of Aspen Drive. The city would install traffic lights at Ashworth and 76th Street.
  • The developer ensures that sidewalks around the development are installed, a private east-west street between Jordan Creek Parkway and 76th Street is constructed, and a regional underground detention pond is developed for the project site and the 76th area. Street. The city would reimburse the developer for the cost of the work.
  • The developer initiated the process of installing streetlights around the development and ensured that a power line along Ashworth Road between 76th Street and Jordan Creek Parkway was buried. The work would be carried out by MidAmerican Energy Co. and the city would reimburse the associated costs.



Work on the project site is unlikely to begin for several weeks, according to city officials. The promoter is not yet the owner of the property. Once the land is acquired, documents must be completed to link the properties together. In addition, architectural plans need to be revised, a process that can take up to four weeks.



Once development of the site begins, construction could take up to 18 months.

Letter: The City Site Plan for the New City Hall Is a Huge Mistake, and City Leaders Already Know It | Opinion

By Site plan

What a beautiful saying that fits so well where we, the citizens of Cannon Beach, find ourselves today.

Before the pandemic, the city hall project was somewhere between stalled and slow, which is where the blue ribbon committee left it and where the city council should have left it. But then came the coronavirus.

City council meetings were closed except for electronic participation. What a smart time to push through a new city hall project with very little citizen oversight. Bruce could mix up his own Kool-Aid town building mix and serve it to a town council thirsty for his heritage. legacy.

Bruce once told me that he built a municipal building in almost every town he worked for. Clearly, this is his priority.

And just as clearly his priority is not to sit down individually or collectively with restaurants to get a sense of the impact on their businesses, their customers and their lives. Especially with the coronavirus still raging. Three times I asked Bruce if one of his financial plans included insurance to pay off tsunami obligations. He told me several times that the insurance would rebuild the city hall and I asked him several times what would replenish the tax revenue to pay off the loan.

Everything west of Hemlock will disappear along with much of the eastern side. Property taxes will dry up within a year. The tourist tax will be a distant memory. The proposed sales tax would not be there even if passed. And we will end up with a largely destroyed city and a largely destroyed city hall carrying a mortgage of somewhere between $15 and $25 million.

If the insurance is not there to pay off the mortgage, the city will start its next life in the bottom or in bankruptcy. Bruce refused to answer my questions about this for three years. I wonder why ??

People, there are far more important things in Cannon Beach to worry about than six people getting their names on a brass plaque on the corner of their imaginary town hall.

Put the coronavirus completely behind us. Restart a public process with citizen participation. Put the police in laptops so they have a safe environment and fund the fire department more reliably. Make smart business decisions.

City councils and city managers come and go. Some of us have been here for three, four or five decades, and some of us for less. We all deserve better than that. Vote No.

James Litherland

Barrel range