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December 2021

‘Cove’ Development on Green Street Narrows in Amended Site Plan Proposal

By Site plan

WORCESTER – Plans for a large mixed-use development on Green Street in the former club area of ​​Sir Morgan’s Cove have been significantly reduced, according to documents filed with the Planning Council.

Gold Block Real Estate LLC has filed an amended sitemap with the board of directors. The developer planned a 13-storey, 380,580 square foot mixed-use building with 318 residential units, nearly 30,000 square feet of retail or restaurant space, and a 152-space parking garage.

The project overlooks the polar park.

The amended proposal almost halves the original plan; it was reduced to seven floors, 173 residential units, 16,000 square feet of retail space and 99 garage parking spaces.

The developer points out in the amended site plan request that much of the original concept of the “Cove” development remains, including plans for a bowling alley and bicycle parking spaces, but that the revised plan diminishes it. development impact.

The application notes that the remaining buildings on the site, which includes 85, 89, 99 and 103 Green St.; 2, Plymouth Street; 5 and 7 Gold Street; and part of 62 Washington St., will be demolished within the next 60 days. This includes the former Sir Morgan’s Cove club at 89 Green St.

Exterior features

The project will essentially replace the Green Street block between Plymouth and Gold streets. The modified site plan covers outdoor amenities, including a rooftop gathering space and restaurant terraces on the ground floor.

Gold Block is managed by Harry DiLeo, Thomas Keane and Christopher Archambault. Keane and DiLeo also manage Churchill James.

Four of the properties which are part of the new plan presented to the planning board next week were part of a deal that allowed the city to offload properties it had taken across a prominent estate as part of the Polar Park construction project. The properties at 85 Green St., 2 Plymouth St., 5 Gold St. and 7 Gold St. were ultimately not needed as part of the stadium. The city, through the Worcester Redevelopment Authority, made a deal to sell the properties to Churchill James for $ 3 million – the amount the city paid.

The proceeds from the sale were allocated to an initial reserve fund to repay the bonds for the rough project.

Neighbor of the polar park

Due to its proximity to the baseball stadium, the new project, if approved and built, will be included in the District improvement funding area created to finance the construction of the baseball stadium. The gradual increase in tax revenues generated by private development in the district will be used to cover debt service on bonds sold to finance the construction of the 10,000-seat stadium.

The planning board approved Gold Block’s original site plan proposal in May; At that time, residents and business owners in the area said they were concerned about the size and scale of the 13-story development, saying it could lead to a “walling” effect between the neighborhood and the stadium.

The developers have requested that the planning board review the new site plan at their next available meeting.

Worcester Planning Board approves site plan for redevelopment of the former Boys Club in Lincoln Square

By Site plan

WORCESTER – The planning council on Wednesday evening approved a site plan for the redevelopment of the old Boys Club building in Lincoln Square.

The unanimous vote clears the way for WinnDevelopment Co. to begin work on the restoration of the downtown historic landmark and the construction of an innovative addition that will be placed on a “podium” above the Johnson Tunnel.

Michael V. O’Brien, former city manager and executive vice president of Winn, said the goal is to start construction by the end of 2022 or early 2023.

John J. Spillane, an attorney representing Winn at the site plan review hearing on Wednesday, said the proposed adaptive reuse of the building would result in 80 residential apartments for the city’s over-55s; 16 apartments will be built in the old Boys Club structure, while 64 apartments – a combination of studios and one and two bedroom units – will be built in the new structure, which will be built next to the old building. on an abandoned section of Rue Prescott. A two-story glass structure will connect the two buildings. The new addition is what makes the project financially viable, he said.

What Winn presented to the planning council on Wednesday was slightly smaller than those responsible for the concept of around 95 units announced earlier this year. But Spillane said the project will retain an affordability component; he said it will be 85% affordable for residents with incomes ranging from 30% of the region’s median income to 60% of the region’s median income. The remaining 15% of the units will be offered at market rates.

O’Brien said he was proud of the project’s partnership with Preservation Worcester, and said the grand old building will be renovated with a sensitivity to historic preservation. He said the public spaces in the old building would be available for community use, and he said Winn would improve and maintain the World War I memorial in front of the building.

WORCESTER - The planning council on Wednesday approved plans to redevelop the former Lincoln Square Boys' Club into senior apartments and to build a new addition on an abandoned section of Prescott Street.

Richard Whitehouse of VHB, an engineer on the project, said the podium construction for the new addition will be based primarily on concrete columns that will straddle the walls of the Johnson Tunnel. The original feature of the city center will remain a city street, but will be narrowed slightly due to protective barriers that will be needed to protect the columns, Whitehouse said.

Stephen S. Rolle, deputy city development director, said the city was delighted that the project was starting to move forward – he said it was an important building in an important location that connects several different areas. He said the addition makes smart use of space that would otherwise be wasted, and he said the new building “doesn’t try to pretend to be the old building – it stands out.”

There were some minor concerns about traffic and the location of sidewalks, but Planning Council members said they were happy to finally see affordable senior housing arrive downtown and see the old building come back to life.

Earlier this year, the company agreed to pay the city $ 100,000 for “air rights” on Prescott Street and the tunnel.

Winn purchased the over 90-year-old, 48,000-square-foot property from the city in 2019 for $ 300,000, and initially planned to lease the building to a school for highly functional autistic students.

Lumber business owners seek to remove seven lots from existing site plan

By Site plan

MOVED: Site improvement plans at the Tuckerton Lumber Co. location in Surf City include relocating storage media and divesting seven lots from its site plan. (Photo by Ryan Morrill)

Counsel for the new owners of Tuckerton Lumber Co. said his clients’ plans to divest seven lots from the current site plan and relocate storage shelves are the only land use changes planned at the site. of Surf City, located on both sides of Long Beach Boulevard. in the district.

Tom Coleman, a lawyer with Raymond, Coleman and Heinhold based in Moorestown, outlined the plans in a November 9 letter accompanying a request to the Surf City Land Use Board to change the current sitemap.

“The purpose of this modified preliminary and final site plan request is to remove Block 5, Lots 8, 10, 11 and 12, and Block 12, Lots 14 and 16, from the conditions of site plan approvals. granted in 1991 and 1993 ”, according to Coleman’s letter.

Those six lots, along with Block 12, Lot 23 will no longer be used by the Tuckerton Lumber Co., he said in the letter.

The company will operate from block 12, lots 18, 20 and 22 and block 19, according to the application filed by Coleman.

In the summary of the request, Coleman stated that the amended site plan request was a requirement of the temporary occupancy certificate issued in conjunction with his client’s acquisition of the property from Tuckerton Lumber Co. and a letter of June from Kevin Quinlan, counsel for the council, indicating that the document was necessary to remove the lots which are no longer part of the use of the company.

When an application is submitted, the land use board clerk reviews it to ensure administrative compliance before forwarding it to the engineer and council attorney for review. During his examination of the file, Frank Little, borough engineer, judged it “technically incomplete”.

In a Dec. 8 letter to Quinlan and Board Secretary Christine Hannemann, Little noted that the lots removed from the sitemap “support commercial use by providing employees with parking, equipment storage and office space and no information was provided to the board as to the intentions for the use or future development of the plots listed above and no details were provided to support the continued use of the business. “

Little has requested, at a minimum, the applicant to amend the plans and the application to identify all prior approved uses on the site map, as outlined in previous resolutions and approved site plans, according to his letter.

Coleman could not be reached for further comment at press time.

The lots proposed for divestiture are part of two earlier approvals by previous land use boards, one from 1991 and the other from January 1993, according to a June letter from Quinlan to Coleman.

In his letter, Quinlan noted that the conditions for the approval of the 1991 site plan were specifically incorporated in the January 1993 resolution granting a special-reason exemption for Lot 14, Block 12, referring to ” a substantial portion of the lot in question has been used in conjunction with the Applicant’s lumber business for over 40 years.

Tuckerton Lumber Co. was sold to new owners after an amended list attracted buyers who would keep the historic business open. Investment group TLC Land Holding LLC and new store operators Tom Dwier and Keli Lynch took ownership in July.

The Surf City building and grounds at 200 Long Beach Blvd. and the Railroad Avenue company in Tuckerton that predated it since 1932 were both included in the multi-million dollar purchase. They will both be kept in business, “as usual,” with a view of possible additions “to the next level” and “no plans for anything residential,” the new owners said at the time of the sale. .

– Gina G. Scala

[email protected]

Jersey City Planning Council Approves Site Plan for Edge Works at SciTech Scity

By Site plan

Design drawings and site plan for Edge Works, an eight-story business incubation center that will serve as the centerpiece for SciTech Scite, have been approved by the Jersey City Planning Council.

The planning board also approved the subdivision of the land into plots for two other key components of SciTech Scity: Liberty Science Center High School and Fellows’ Village.

SciTech Scity, the 30-acre “City of Tomorrow” under development by Freedom Science Center, is expected to have a huge impact on Jersey City and the state when it opens in late 2023 or early 2024. Edge Works will play a big part in this.

Edge Works will include the Co-Creation Center, a state-of-the-art 40,000 square foot conference center and cutting-edge technology exhibition gallery, and the Works, 60,000 square feet of research and development labs, workspaces and coworking offices for startups and entrepreneurs, as well as skunkworks suites, product showcases, consumer testing laboratories and offices for certain companies established in sectors of particular importance to the collective future of the planet.

The components of SciTech Scity

It’s easy – and awesome – to list the parts of SciTech Scity (see the full story here):

  • On-board work: An eight-story, 100,000-square-foot business incubation center that includes a conference center and research and development space for startups and established businesses;
  • Liberty Science Center High School: It aims to be the best STEM high school in the country;
  • Village of scholars: Residential housing for innovators, scientists, entrepreneurs, STEM graduate students and anyone interested in being part of the SciTech Scity community;
  • Public municipalities: 4 acres of outdoor activations that encourage exploration, creativity, collaboration and innovation.

Liberty Science Center CEO Paul Hoffman said Edge Works would have a big impact.

“Edge Works will be a business optimizer, a new generation of innovation centers that maximizes business success and social impact,” he said. “Our goal is to bring together experts from multiple disciplines and harness science and technology to solve social problems and turn cutting-edge ideas into a reality that makes the world radically better. “

At the heart of the community, Edge Works will be interconnected with each of the elements of SciTech Scity: Liberty Science Center High School, Scholars Village and a Public Commons.

The planning board approval is the third recent major development for SciTech Scity.

On October 22, Governor Phil Murphy led a breakthrough at the site. It was also reported that Israel Sheba Medical Center, the largest hospital system in the Middle East and one of the top 10 hospitals in the world, will be Edge Works’ premier innovation partner and global tenant.

Subsequent phases of SciTech Scity may include expanded incubation spaces, wet labs, additional schools, a large university satellite campus, or other facilities to spur STEM innovation and job creation.

Traders in Bolton market are worried about the development plan of the “site”

By Site development

TRADERS continued to voice concerns about the possible disruption Bolton Council’s plans for market redevelopment could cause.

This comes after the authority released further details last week on plans to move a five-meter access road closer to the market and relocate waste units, which officials say will benefit the market. traders.

Bolton’s advice is hoping this will be a key aspect of a multi-million pound master plan to remake the area, but some traders have expressed skepticism about the long-term gains and disruption this work is likely to have. on their businesses.

Martin Farrimond, of Deli Boys, said: “This is going to have a significant effect on business as the area will become a construction site.

“The council must compensate the stand holders for the reduced business.”

He added: “The Bolton Market is of great value to the city, but the council doesn’t seem to understand that being a trader is a tough life.

“The proposed development also has value, but not at the expense of traders who throw in the towel, you can’t sell a product if you don’t get traffic.

“The Bolton Council is cutting back attendance in pursuit of their dreams.

“They have to take care of the market traders and compensate during this period of development.

“If they don’t, in the next few years there won’t be a Bolton Market, another broken piece of history.”

Mr Farrimond also added that the threat of parking fines could deter customers from visiting the market.

He said, “Why would customers pay parking fees when they can shop in large supermarkets and stores for free?

“This, combined with the pandemic, makes life very difficult for traders. ”

But the council said the plans will ultimately improve the trade.

A spokesperson said: “We are working to minimize the impact on the parking lot and for customers in the market.

“We will create a new public space that can be used for additional parking or for events and will also facilitate pedestrian access to markets, thus increasing footfall and commerce. ”

Site plan agreement for manufacturing plant in Palmerston conditionally approved

By Site plan

MINTO – A site plan agreement for a new manufacturing facility in the Palmerston Industrial Park was conditionally approved by city council on December 7.

In May, the board approved the purchase by the Hammond Manufacturing Company of Guelph of a 13-acre property at 215 Minto Road for $ 520,000.

In 2016, the property went through a provincial certification process and was considered a certified industrial site.

The company, which manufactures electrical and electronic enclosures and components for the North American and global markets, has announced development plans in stages, with a first-phase investment of between $ 15 million and $ 20 million.

Phase two would involve the construction of a second factory to be built on site to produce metal stampings.

“So this one is pretty exciting,” said Ashley Sawyer, Minto planning technician.

The site plan agreement is for the first phase, which measures approximately 100,000 square feet.

“It’s a one-story manufacturing plant with offices as well. Initially it will employ 25-30 people and there are plans to grow and hire more in the next phase, ”Sawyer told the board.

“The second phase is also proposed on the drawings and this site plan would be presented again for review at a later date. “

Sawyer said county planning staff, city staff and Triton Engineering have all reviewed the plan, “and we are now happy to recommend approval of the site plan deal.”

“We’re just waiting for the review of the County (Department) Road Traffic Impact Statement we received and just waiting for their comments,” Sawyer said.

“The owners will have one year from the date of occupancy of the building to complete all the work required in the site plan agreement, with the exception of the asphalt work, which will be required within the following two years. the paving of this part of Minto. Road, but at the end of the day we recommend approval, ”she said.

Council passed a motion to receive the planning technician’s report and conditionally approve the site plan agreement.

“It’s just great to see this happening,” said Mayor George Bridge.

Limerick students enjoy the learning-by-doing experience when developing the Opera site

By Site development

Students at UNIVERSITY of Limerick had the opportunity to gain real-time experience on one of Ireland’s most exciting construction projects.

UL civil engineering students took on the role of engineering consultants at Limerick’s Twenty Thirty Opera Square.

The 35 students based their integrated design project on development as part of their third year course.

The students had to complete the civil and structural design of the “One Opera Square” building at the Opera project site, a six-story office building above the basement on Michael Street.

Some of the tasks that needed to be performed included professional practice elements such as structural analysis, risk and health and safety assessments, surveying including geotechnical soil profiles, field testing and in the soil laboratory and the development of a mobility management plan for the Opera project. .

Course leader for the project, Declan Phillips, said: “UL’s Civil Engineering program uses an exclusively ‘learning by doing’ approach to prepare the next generation of engineers. This partnership with Limerick Twenty Thirty is a prime example.

Mr Phillips added: “Opera Square is one of the most anticipated and exciting projects underway in Ireland and it has been a huge advantage to be able to get our students to base their IDP on it. We have received great support from the Limerick Twenty Thirty team, Cogent Associates project managers and SISK entrepreneurs, and the experience students gain will be invaluable to them, especially as they prepare for their co-op internship.

If a civil engineering student had to choose a project they would like to work on, Opera would measure up because of its scale, complexity, and ambition. It was a great experience for them.

David Conway, CEO of Limerick Twenty Thirty, said: “We were delighted to help UL with this project. Opera Square has everything and more that civil engineering students would want to explore.

“These students will be the civil engineers of tomorrow and it is essential that the sector has the flow of graduates to support the activity, so it is important for us in this regard also to be able to support initiatives like this. UL’s civil engineering program has an excellent reputation and being one of our local universities, this is something we are delighted to have collaborated on.

After a presentation to the speakers and representatives of Limerick Twenty Thirty, awards were given for the best team design presentation, best site assessment, best geotechnical design and best structural design.

Marina Village site plan obtains approval from Suisun Planning Commission

By Site plan

SUISUN CITY – The Planning Commission on Tuesday approved the site plan and the architectural review request by a 4-0 vote for the construction of 160 apartments at the southeast corner of Marina Boulevard and Buena Vista Avenue.

There are two positions to be filled within the commission.

The Marina Village Apartments project is described as a 100% affordable housing development.

It will provide affordable rental housing reserved for households earning 30 to 70% of the region’s median income.

The development will include nine three-storey garden-style residential buildings, a community building and a laundry room.

The majority of public commentators were concerned about how the development would affect traffic in this area. Many motorists take Buena Vista Avenue to Marina Boulevard to access Highway 12.

During commuting and school hours, traffic may flow onto Buena Vista and Railroad Avenue.

The main access to the site will be located next to the management office, along the western edge of the site, linked to Boulevard Marina by an alley on the right only.

Secondary access to the site will be located at the northeast corner of the development, connecting to Buena Vista Avenue through a new driveway. An eastbound right-hand turn pocket is included in the proposed driveway on Buena Vista Avenue.

“Marina Boulevard already has a lot of traffic,” said George Guynn. “It will get more severe with 160 units and maybe three to four cars per unit.”

He suggested the city focus more on business development than housing.

Marina Village is the first project to be considered under the city’s new Good Neighbor Policy, designed to ensure that procedures in place are reasonably calculated to ensure that the premises remain calm, safe and clean. and the surrounding area.

“This project is only good for developers,” said Steve Olry. “I’d rather live next to a juvenile detention center (than this project). “

A traffic study found that the average vehicle delay on Marina Boulevard at Buena Vista Avenue is expected to exceed conditions by 5 seconds or more.

It offered two options for improvement:

• Maintain control of stops in all directions and add a pocket of northbound right turns.
• Build a traffic light.

Donna LeBlanc was concerned that there were only three designated waste areas. This was the number recommended by the services of the Republic.

Marina Village is a Solano affordable housing project that will be funded by federal and state funds, said Don Harris of Solano Affordable Housing.

“This is not a Section 8 project,” said Harris. “The income limits are checked every year. “

Learn more about the project on www.solanohousing.org.

Hartford Commission Approves Taphouse Site Plan | Business

By Site plan

HARTFORD – The Planning Commission on Monday approved the site plan for the Rubi Falls Taphouse.

HARTFORD – The Common Council last week approved a developer agreement with YUMI Enterprises, paving the way for a faucet in the basement of the Millstream building.

The commission unanimously approved the site plan, which provided for the space of the outdoor patio which will be part of the tap room. The Rubi Falls Taphouse is located in the basement of the Millstream Building at 120 N. Main St.

City planner Justin Drew told the commission it’s about 800 square feet of space, where the business will have seating, umbrellas, and a bar with riverside seating.

“Because this affects the overall appearance of the building, it must be submitted to the Planning Commission,” said Drew.

“The staff think this looks very appropriate and will be very inviting,” he said.

The outdoor area of ​​the beer garden will be used for live music on weekends, depending on the sitemap application, as well as seating in general. The site plan also included a fence along the east side of the outdoor rest area and a raised planter to the east of the fence, near the river.

According to the commission’s discussions, the name Rubi Falls comes from the Rubicon River, in reference to the river and the falls adjacent to the new venture. A company representative at the meeting said that name is the one they are currently working with, but it is not yet officially finalized.

Rubi Falls Taphouse had a conditional use permit approved by the Planning Commission in November. Late last month, the joint council also approved a developer agreement for the property, under which the developer can receive up to $ 126,109 over five years from the city to help with the project.

Funding will come from the company’s own taxes, which the city will reimburse. The arrangement is feasible because the Millstream Building, where the business will be built, is in a supplementary tax financial district.

In a TID, the new tax increase created from a new development or redevelopment is fed back into the district in various ways, rather than being collected by tax jurisdictions.

With those items already approved, the site plan was the last step required for the faucet to continue development, according to Drew.

Hamburg Housing PUD receives final site plan approval

By Site plan

December 10, 2021

By Mike Kruzman / [email protected]

Officials from the Canton of Hamburg have approved a new residential development.

The board of directors reviewed the final site plan for the development of the planned mixed unit of Murie Glen, as part of its meeting on Tuesday afternoon. The site is located on approximately 49 acres between the Mystic Ridge Subdivision to the west and Merill Road to the east. Access points would include Thompson Road, an existing upgraded private road and a proposed connection to an existing stretch of Shadbrush Trail, according to a note in the council meeting file.

Fifty-one single-family homes will populate the development, using the Open Space and Senior Housing Regulations, or ECHO. ECHO units will be reserved for residents aged 55 and over. Planning and Zoning Director Chris Madigan told the board that the parallel plan showed they could get closer to the number of units they wanted, but ultimately needed the PUD designation to build. the last. The parallel plan suggested that 47 units could fit. Madigan said that before and before his arrival, city council approved the additional 4 units because they felt the project met the exemplary qualifications needed to achieve the bonus density.

The project was submitted to the Board of Directors with a recommendation for approval, subject to 8 conditions. Madigan said these conditions are quite common, being related to things like trees and trails. Trustee Patricia Hughes had concerns about the private road easement and wanted to see a maintenance agreement, which Madigan said was currently with the township lawyer.

The board approved the final site plan 6-1, with Hughes voting against. Staff will now work with their attorney to deliver the final development agreement to the board for final approval.