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Owen Sound approves site plan for former gas station

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The site plan for the construction of a new shopping center on long-vacant land at Owen Sound’s “southern gateway” has been approved by council.

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On Monday, council voted 7 to 2 in favor of the site plan for the property at the southwest corner of 10and East Street and 9and Avenue East, which once housed a gas station, but has been vacant since 2005. The plans for the property at 889 10and St. E. includes an approximately 4,300 square foot mall containing three retail units, including a drive-thru restaurant.

Sarj Mehat, part of the owners’ team, 1948654 Ontario Inc., said Tuesday he doesn’t yet know when construction will begin, but hopes it will be this year.

“I am happy that it has been approved and I hope we can move on to the next stage of its construction now,” Mehat said.

He said he will have to consult with tenants and contractors before finalizing a timetable on when work will start.

“With COVID in the air, the world has changed and it’s not as easy as it used to be,” Mehat said. “The intentions are good, the property will be developed and it’s only a matter of time.”

Mehat said he could not yet disclose who the tenants of the property will be.

With the approval of the site plan, council directed staff to introduce a by-law to authorize the mayor and clerk to sign a site plan agreement, service agreement and any other items required to implement site plan approval.

The property has the Travelodge to the north on 10and Street East while Tim Hortons is east across 9and East Ave. The property adjoins residential homes to the west and south.

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In addition to the building, the property’s proposed site plan also includes 13 drive-thru waiting spaces, a 26-space parking lot, and two new right-hand and right-hand-only entrances from 10and East Street and 9and East Ave. The median out of 10and East Street must be extended to prevent illegal left turns into the property. There are plans for site maintenance, retaining walls and landscaping, according to a report in junior planner Jacklyn Iezzi’s Monday diary.

Because the property is in the area designated in the city’s official plan as the southern gateway to Owen Sound, the development requires “a high standard of urban design,” Iezzi’s report explains. The property is zoned Commercial Artery (C4).

Among the features incorporated into the site plan and landscape plan in support of this designation are the orientation of the building to the intersection “to create an attractive street edge”, with parking at the rear and to the side, wrought iron and masonry fencing consistent with the harbor and downtown areas and outdoor lighting along building facades, the report details.

A drawing of a proposed development for a vacant property at 889 10th St. E. On Monday, March 14, 2022, the Owen Sound City Council approved a site plan for the property which includes three commercial units, including a restaurant with drive-thru.
A drawing of a proposed development for a vacant property at 889 10th St. E. On Monday, March 14, 2022, the Owen Sound City Council approved a site plan for the property which includes three commercial units, including a restaurant with drive-thru. Photo provided

Landscaping is proposed and includes a mix of deciduous trees, coniferous and deciduous shrubs and perennials. It is also proposed to retain three existing trees along the west lot line.

Due to adjacent residential properties, an acoustic fence must be constructed along the west lot line, while the drive-thru is to be closed between 11 p.m. and 7 a.m. Retaining walls should be constructed along the south and west rear area of ​​the property.

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On Thursday, some councilors raised concerns about the proposed development, including the high-traffic location, the frequency of collisions at the intersection and vehicle idling in the drive-thru.

Com. Scott Greig said he had significant concerns about the type of development.

“I thought it would be a great place for something like four or five story multi-residential housing, as we all know, which this community desperately needs,” said Greig, who also raised concerns about shortages. of labor and “another drive-thru only reduces the viability of existing alternative businesses.

Com. Carol Merton raised concerns about ‘information gaps’ regarding collisions at the intersection and an emissions assessment ‘particularly with a drive-thru’.

Community Services Director Pam Coulter said at Monday’s council meeting that a transportation impact study had been submitted, reviewed by city technical staff, and the findings were deemed acceptable. A noise study was also carried out. In 2010, the city’s comprehensive zoning ordinance was updated to prohibit new drive-thrus in the then downtown area, but drive-thru is permitted in other commercial areas both in the city’s official plan and zoning regulations, Coulter explained.

Many other councilors have spoken out in favor of the development, including Coun. Richard Thomas, who said it’s good to see a development coming up for a brownfield property in a high visibility location.

“Lately around this table, the idea has crept more and more into discussions that we should be telling developers what to develop in Owen Sound,” Thomas said. “I don’t see that as the board’s role.”

Deputy Mayor Brian O’Leary expressed support for the proposal, which meets all development standards and is consistent with the official plan and zoning by-law.

O’Leary said that in the past developers had been unwilling to work in the city because of the “board getting in the way”.

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Donut Development LLC receives approval for rezoning and site plan

By Site plan

RINCON — Rejoice, pumpkin spice lovers!

During Monday’s regular Rincon City Council meeting, Donut Development LLC owner Jay Andrews said a Dunkin’ store is set to open on 12th Street this fall.

Andrews appeared before council to seek approval of a site plan for commercial space with three units, including Dunkin’. Jersey Mike’s Subs and T-Mobile are ready for others.

The inclusion of T-Mobile necessitated a rezoning (office commercial to general commercial). After agreeing to a rezoning, which came before the site plan was given the go-ahead, council peppered Andrews with a few questions.

Councilor Reese Browher asked, “Mr. Andrews, what is the timeline for this project? »

Browher, joking lightly, said he gets more questions about Dunkin’ and Jersey Mike’s Subs than about any other topic.

“There’s a lot of anticipation for it to be open,” he said.

Andrews responded confidently.

“We’re looking at around seven months,” he said.

Councilman Patrick Kirkland asked Andrews about the traffic of customers who use Dunkin’s drive-thru.

“They’ll come into 12th Street, then they’ll turn left from 12th Street at the back of the development, and they’ll come into the drive-thru – what we call stacking – and people will come into line . . said Andrews.

Kirkland expressed additional concern after Andrews’ response.

“…there is an average stacking required and this site actually has (space for) two more cars than the average for Dunkin’ in terms of stacking,” Andrews continued. “We feel like we’ve accommodated that too much.”

Andrews added an interesting tidbit.

“Seventy-three percent of Dunkin’s patronage is done before 10:30 a.m.,” he said.

After council approved the site plan, Mayor Ken Lee joked with Andrews.

“It’s a great tactic to be called Donut Development,” he said. “We cannot refuse a donut development. I don’t know how that would work.

Earlier in the meeting, the board approved a site plan for a 5,098 square foot extension to Wal-Mart for online pickup.

Large Center Road Self-Storage Site Plan Adopted

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Adelaide Metcalfe Council has approved the Site Plan Control and Development Agreement for a large self-storage site at 28708 Center Road on the west side of the Commercial Corridor near Strathroy.

The agreement for A to Z Storage Ltd has become complicated with ongoing negotiations for a municipal services agreement with the municipality of Strathroy-Caradoc. After a closed session of council to discuss negotiations, council voted unanimously on February 7 to direct the mayor to send a letter to the Municipality of Strathroy-Caradoc regarding service agreement negotiations at this day.

Council also unanimously approved the storage site agreement which states that if there are municipal services available for water and sewer, they must connect; otherwise it will be local maintenance.

“What we’re trying to do is enable and encourage development on Center Road while we work through this service agreement discussion with our service provider there (Strathroy-Caradoc),” said CAO Morgan Calvert.

here (Strathroy-Caradoc).

The CAO staff report states that the property measures 1.32 hectares (3.26 acres) with a frontage of 96.6 metres. In the plans, five long rectangular buildings: a run along the center is to be built later, and four taller buildings running perpendicular to the center behind it would be first.

In the site servicing plan, there are also numerous proposed storage vaults of 819 cubic meters drawn into the south side of the property.

A to Z Storage now has one year to complete the project.

Solon Council Approves Revised Site Plan for Aged Housing Complex Addition

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SOLON, Ohio — City Council has approved a revised site plan for an addition to the Vitalia active adult community in Solon.

Vitalia, located at 6050 Kruse Drive, offers independent living, assisted living, and memory care units. It was developed by Solon-based Omni Senior Living.

The 11,934 square foot expansion, located adjacent to Omni Senior Living’s existing headquarters at 33095 Bainbridge Road, will house 30 additional residential units.

On Monday (February 7), council approved the site plan, 6-1, along with nine deviations that were recommended for approval by the city’s Planning Commission.

The commission had recommended approval of the project subject to both the applicant’s agreement with the site plan submitted by the city’s planning department showing the location of a potential 10-foot-wide pathway and compliance with the guidelines of the city’s engineering department.

Ward 5 Vice Mayor and Councilwoman Nancy Meany cast the dissenting vote on the site plan and also voted “no” on a front yard setback.

Meany noted that the project was originally presented to council in October 2020. She also voted “no” to this site plan when council approved it 6-1.

“My problem with that – and it’s the same ongoing problem – is that I think it’s an overdevelopment of the site,” she said. “I think trying to squeeze another building over there is just too much.”

Meany said this proposed addition is a different plan than the one submitted by Omni and approved by the board in October 2020.

“The original building was going to be sort of parallel to where Omni’s headquarters is,” she said. “Now it’s more horizontal, and that even worries me a bit more.”

Meany said she was “super supportive” of the original construction of the senior housing complex, which opened in September 2020.

“I think it’s filled so much of a need in the city, providing an absolutely beautiful place for older people to go and reside,” she said. “I am delighted that it has really succeeded.

“But I just feel like it’s too much on this site.”

Solon Vice Mayor and Ward 5 Councilman Nancy Meany voices her objections to a revised site plan for an addition to Vitalia Active Adult Community in Solon at the city council meeting Monday, February 7. (Ed Wittenberg, special for cleveland.com)

Gary Biales, vice president of development for Omni Senior Living, submitted an application to the city in December for the revised addition, including site and parking changes.

Ward 3 Councilman Jeremy Zelwin asked Biales what had changed from the original site plan.

“I changed the location of the building,” Biales said.

Biales then explained by showing an architectural rendering of the previously approved plan, compared to that of the revised plan.

“The (original) addition was the same 30 units – same height, same architecture,” he said. “But there was a catwalk on the second floor.

“The reason it was on the second floor is because firefighters need year-round access. That made it really difficult. Part of it was outdoors, and we didn’t didn’t like it so we came back and changed it.

The revised plan — with the same square footage as the previous one — includes a hallway in the middle that connects to the existing building, Biales said.

“So there’s no walking outside,” he said. “That’s the difference.”

Zelwin asked, “How about the number of parking spaces compared to the original plan?”

“Even though it was reconfigured, we actually added spaces from our original plan,” Biales said.

Zelwin then asked Biales why Omni didn’t start earlier, after the board approved the original plan 16 months ago.

“I don’t want to endorse this and wait another year,” Zelwin said. “We don’t want to keep endorsing these deviations and moving forward with this and then you don’t fulfill your promise.”

Biales said part of the reason for the delay was the coronavirus pandemic.

“It was not the right time to innovate, get loans and everything else,” he said. “And while we were in that period, we kept analyzing that and saying, ‘It’s just too far for people to have to walk in open space.

“It just didn’t make sense in a lot of cases. This building now shows that it is only an extension of our existing building.

As for Omni’s timeline, Biales said his goal is to begin work on the site in May and then begin construction in August.

“So we’re looking at opening in April next year,” he said.

Omni has developed seven other Vitalia senior living communities in the Cleveland/Akron area, according to its website, omniseniorliving.com.

Modified salary grids

Separately, the board amended an order approved in December that established wage grids and wage increases of up to 2% this year for full-time and part-time employees not covered by a collective agreement.

The amended order offers these employees a wage increase of up to 2.25% – the same level the board approved for employees covered by the collective agreement. The increase is retroactive to January 1.

“It’s about getting our non-union employees to get the same wage increases as our CBA employees,” Meany said.

Zelwin noted that the impact of this 0.25% increase on the city’s general fund budget will be $50,000 this year.

“We think we can absorb that or use part of the budget contingency fund to pay for salary increases to match collective agreements,” he said.

The board also approved a collective bargaining agreement with the Ohio Patrolmen’s Benevolent Association for city corrections officers.

The three-year contract runs until December 31, 2024. The union agreed to a ‘fair adjustment’ in pay this year and pay increases of 2.25% next year and 2.5 % in 2024.

It’s similar to the three-year contracts the board approved Jan. 18 with the police department’s sergeants, lieutenants and patrolmen.

Learn more about the Sorrow Solon Sun.

Sitemap and Service Agreement for Cedar Crescent Village

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Within three months, developers of the Village of Cedar Crescent development must apply for planning permission for phase one of its multi-million dollar project on land in the waterfront town of Port Elgin, otherwise the city ​​could terminate or suspend an agreement that has just been approved by the councilors and force the developer to resubmit the plans and drawings for approval.

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Councilors for the town of Saugeen Shores approved site works, servicing agreements and lease amendments, and viewed new renderings – the third iteration – of Cedar Crescent Village (CCV) during a virtual committee of the entire meeting on January 10.

The CCV plan is very different from what council approved in principle two years ago – it’s smaller, moved farther from the beach and doesn’t include a banquet hall, volleyball courts or staffed tourist office.

The phased development on the former mini-golf, train station and flea market grounds includes the Whitefish Grille with a rooftop terrace, pavilion, two-story market, restrooms and commercial tenants, including an ice cream shop.

Planning supervisor Jay Pausner noted that the developers had not yet approved the terms of the report which were presented to councilors as staff recommendations. He said CCV’s target opening is August 2023.

Architect Grant Diemert’s latest renderings – which aimed for “coastal architecture” – show buildings in sandy white with pre-finished panels and slatted wood siding and metal siding and roofs.

The design misses the mark for Coun. Cheryl who said the City needs to ensure the project supports the overall character of the design.

“This is a legacy project and I think we need to get this design right…” Grace said, explaining her opposition to site works and the maintenance agreement.

Grace said the proposed design is not in keeping with the coastal character and vision she believes most residents of Saugeen Shores want.

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“I believe we can have growth and development without sacrificing what makes Saugeen Shores a special and beloved destination, whether for tourists or for those who want to make our town their forever home,” said Grace.

Grace also expressed concern over references to “Carney Lane retail outlets” and a reference to the carnival atmosphere in an architectural brief submitted by the developer.

She said the brief indicates that the vision presented by the group of community representatives should ideally “express the freedom and hedonistic temptations of carnival, as well as the stability and organizational structure of seaside Georgian Revival architecture.”

“I believe the majority of residents don’t want a carnival beach-side atmosphere like the references in the report to the Santa Monica Pier and locations in Florida, Grand Bend or Sauble Beach,” said Grace, adding that she hoped the developers would “submit a different design that reflects what citizens have been asking for from the start.

Grace said her vision resembled the Cobble Beach Golf development north of Owen Sound with its features of cedar shingles, gabled windows and soft colors reminiscent of Nantucket.

Deputy Mayor Don Matheson called it a ‘great’ design that has been scaled down and will modernize Port Elgin’s main beach

Deputy Vice Mayor Mike Myatt said he lost sleep over the development and he urges homeowners who will lose their view of the lake. He added that it would take a long time to mend a divided community, but the development would clean up the “eye sore” of Port Elgin’s waterfront.

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“It was a heartbreaking decision…I think once this is built we will have quite a successful development on our beachfront…” Myatt said.

Mayor Luke Charbonneau recognized the difficulty of defining the aesthetics of a private project on the public domain, because to some extent it is a matter of taste and public consultation.

Charbonneau noted the evolution of the design since it was first presented in 2019, calling it “radically” different from the bricks of the first design to an intermediate design and now the third major iteration to try to integrate the vision.

“I’m happy with the design. I know this will satisfy some and not satisfy others, but I’m confident it’s being done for good reason and solid justification and I’m absolutely confident it will be a nice set up on the main beach that will provide in the end the amenities that I’ve been hearing for so long that people want to see at the main beach…” said Charbonneau.

Staff said the City is responsible for providing parking outside areas leased to CCV, work that will be done in 2022-23. As the site will be a destination of choice, the City wants quality landscaping.

Pausner said CCV will pay a $150,000 “taxation” or contribution to the city to help pay for some of the future landscaping, pedestrian connectivity and active transportation on adjacent city lands.

The councilors voted 6 to 2 in favor of the works and site servicing agreement.
With advice. Grace, counselor. Matt Carr voted against approval. He had not responded to a request for comment within the time limits.

Architects renderings show the latest conceptual design for the village of Cedar Crescent on the Port Elgin waterfront.  City councilors approved site works and the servicing plan on January 10 for private development on City-owned land. [Diermert Architect Inc.]
Architects renderings show the latest conceptual design for the village of Cedar Crescent on the Port Elgin waterfront. City councilors approved site works and the servicing plan on January 10 for private development on City-owned land. [Diermert Architect Inc.]

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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.

DDRB approves sitemap for One Riverside – The Resident Community News Group, Inc.

By Site plan

The Jacksonville Downtown Development Review Board has approved the site plan for the One Riverside development. The 18.84-acre mixed-use development will be on the former Times-Union Building site.

Fuqua Development’s plans include a grocery store, retail stores, a restaurant accessible from the Riverwalk, 271 initial residential units, and a parking garage. He also diverts and lights McCoy’s Creek and builds a public park between the creek and the CSX railroad. The width of the stream will also decrease from 40 feet to 80 feet.

The estimated cost of the project is approximately $ 182.2 million.

Ease of public access to the park and Riverwalk has been a key requirement of the DDRB and the Downtown Investment Authority. The park will also be accessible from the Riverwalk.

The project is expected to be built in two phases with a second residential complex after the stream diversion. The plans include several pedestrian and public art areas.

The pedestrian-friendly planning is in conjunction with the construction of the Jacksonville Emerald Trail.

DDRB board member Matt Brockelman said he believes the sitemap is a good balance of combining what’s desired with what’s practical.

“Sometimes it’s a little too easy for us to get stuck in the weeds,” he said. “I think we hit a pretty good balance. I don’t think we can stress enough the importance of this project for the riparian activation effort.

Council members asked for some minor adjustments to make sure the pedestrian areas and walkways were wide enough for what should be a lot of traffic.

Fuqua spokesperson Cyndy Trimmer said that wouldn’t be a problem and that they wanted to make One Riverside as pedestrian-friendly as possible.

The project includes approximately $ 31.5 million in incentives offered by the city. This bill is currently in the hands of the municipal council. If everything is approved, the grand opening could take place early next year after the old Times-Union building was demolished in April. The second phase could start around 2025.

By Kevin J. Meerschaert
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Gloversville Planning Board approves site plan for $ 20 million project

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Ken Kearney, owner of the Kearney Reality Group, discusses the site plan for the Glove City Lofts artist housing project at 52 Church Street in front of the Gloversville Planning Council on the night of Tuesday, December 7, 2021.

GLOVERSVILLE – The Gloversville Planning Council has approved the Kearney Realty Group’s 75-unit, 75-unit “Glove City Lofts” site plan at 51 Church Street as a result of ‘a public hearing Tuesday evening.

Tanyalynnette Grimes, President and CEO of Micropolis Development Group, was the only person to speak at the public hearing. She asked if the Glove City lofts, if built, would be used for “low-rental housing” or “Section 8” housing.

“Are there any clarifications [of the income levels of the prospective tenants of the building] in the site plans, since it is in a superimposed historic district, and with regard to the businesses of the city center? ” she asked.

Fulton County planner Sean Geraghty, who advises the planning council, said Kearney’s site plan request included clarification of the income requirements of potential tenants.

“If you want to come and review the application, you are more than welcome to do so. You can do it here in town or I have a copy at the county planning department, ”Geraghty said. “Generally speaking, public hearings are not question-and-answer sessions. This really is an opportunity for the public to tell the Planning Board something they don’t know about the application, but yes the applicants have been very thorough in explaining the types of tenants they will have in the application. these buildings and how they will qualify.

Ken Kearney, owner of the Kearney Realty Group, said his company would claim about $ 1.1 million in income-tested federal housing tax credits granted by the New York State Office for Homes and Community Renewal (HCR) to build the Glove City Lofts Complex.

Kearney explained the income rules required by the federal tax credit program used to help fund the project in October. He said he expects one-bedroom income-based apartments to cost around $ 665 in rent per month, while two-bedroom income-based apartments will cost around $ 775. He said “middle income” units will have higher rents, perhaps up to 20% more. He said the federal tax credit program doesn’t want any of the tenants to pay more than 30% of their income for rent.

After the public hearing, Kearney’s developer Parkview Development & Construction asked Gloversville town planning council to waive the city’s six-month requirement to begin construction after site plan approval , and to extend it to 18 months, in order to give the company enough time to obtain the financing necessary for the construction of the complex without having to come back several times to the town planning council for extensions.

The planning council consensus agreed to the extension of the deadline and the president of the planning council, Geoffrey Peck, requested that the 18-month deadline be entered in the minutes.

Following the hearing, Kearney said Glove City Lofts now had all of the local approvals it needed to build the project, including the correct zoning.

In July, it was revealed at a planning council meeting that the 3-acre lot at 51 Church Street had been zoned from commercial to a parcel zoned for manufacturing in 2015. The zoning issue presented a problem. potential for the major project, but city officials have since discovered that the zoning was changed in 2018.

Peck said the zoning change in 2018 did not go in the normal way, with the joint council bypassing the review by the city’s planning council.
“They just didn’t go through all the procedures,” Geraghty added.

“We made a note in the minutes of last month’s meeting [in November] this [the rezoning of 51 Church St.] had not been presented to the Planning Council under standard procedure, but the statute of limitations had expired, so it had become law, ”Peck said.

The Glove City Lofts project also requested $ 1 million as part of Gloversville’s request for the $ 10 million downtown revitalization initiative in 2021. On Tuesday evening, Kearney said he hoped Gloversville would win the DRI competition for the Mohawk Valley, which he says will be announced soon.

“If the DRI materializes, if the city succeeds, the other two [apartment building projects from my company that received DRI funding in other cities] in the Mohawk Valley, Oneonta and Rome… they were both priority projects in these [successful] DRI plans, ”Kearney said. “[Those DRI grant awards] brought these projects to the top for consideration by UNHCR [for the federal tax credits]. It is hope here.

Kearney has said in the past that the project in Gloversville could be delayed for a year if Gloversville does not receive the DRI, but on Tuesday night he said he believed he would win it.

“I have never been more optimistic about a DRI plan than with this one,” he said.

Planning Commission approves final site plan for Wawa in Gaithersburg

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Render from planning documents

The Gaithersburg Planning Commission has approved the final site plan for a future Wawa gas station and convenience store on Md. 355.

The project has aroused the ire of some in the community since it was proposed two years ago, including an unsuccessful legal challenge from a community group.

The Wawa, reportedly the first in Montgomery County, would feature a 5,060 square foot convenience store with an adjacent gas station at 405 N. Frederick Ave. (Md. 355), opposite Gaithersburg High School.

In October 2019, Gaithersburg City Council approved a schematic development plan, or initial site plan, for the Wawa.

But a month later, a group of residents and businessmen filed an administrative appeal in Montgomery County Circuit Court arguing that the development application was not in line with the master plan because the resort- service was not “light commercial use”.

Further, the applicants argued that the Wawa was not “compatible with the residential character” of the neighborhood.

The Circuit Court determined that the project was consistent with the master plan, but ruled that the Planning Commission should have allowed cross-examination.

The case went to the Special Court of Appeal, which ruled in March both that the development was consistent with the master plan and that opponents of the project had waived their right to cross-examination. The appeal court’s decision this spring got the project going.

A few residents opposed to the Wawa project continued to voice their opposition at Wednesday’s Planning Commission meeting.

Carol Johnson said Wawa should consider installing electric charging stations instead of gas pumps, as she believes the use of electric vehicles will eventually overtake the use of gasoline vehicles.

“I think the future is here, and it’s really kinda silly to put all that money on gas…” she said.

Phillip Hummel, a land use lawyer at Miles & Stockbridge, said Wawa had considered incorporating electric charging stations into the project, but the need to prioritize water management rain and sidewalk space took precedence.

“It’s something that has been taken into account. It just couldn’t be easily accommodated due to all the competing factors involved, ”he said.

Walter Umana, who lives near the future service station, said he was worried about potential noise and light pollution.

“It’s a very quiet area. Gaithersburg being the City of Trees, we want to make sure it retains that feel, and with the wildlife around us, we want to make sure nothing is disturbed more than it should be, ”he said. he declares.

Monica Lozada said she also lived near the future Wawa site and wanted to know if there would be security cameras at the facility. Lozada also requested that additional bike racks be included in it.

Wawa real estate project manager Chris Hoffman said there would be cameras both inside the convenience store and outside the building. The property will be monitored 24/7 by a security team, he said.

“If there was a situation that called for an immediate police response, or moderate unrest that we would like to bring to the attention of our internal security officials, store staff have the ability to call upon these resources. if necessary, ”Hoffman said. .

Planning commissioner Lloyd Kaufman said the final site plan only includes enough bike rack space for around two bikes. He said he wanted to see more space on the bike racks to accommodate Gaithersburg High School students who might be making their way to the Wawa during a break.

Mira Gantzert, project manager at Bohler Engineering, said adding more bike racks is something that can be discussed.

“We can potentially look at the west side of the building, where there’s an existing 8-foot sidewalk, and potentially have one or two additional bike racks against the building, but there’s still 4 or 5 feet for pedestrians to walk past, ”she said.

Kaufman, Planning Commission Chairman John Bauer, and Commissioners Phillip Wessel and Sharon Cantrell unanimously approved the final site plan.

Dan Schere can be contacted at [email protected]

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. “

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.

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.

Council greenlights site master plan for new Civic Hospital

By Site plan

The goal is to commission the $2.8 billion facility by 2028.

Content of the article

City Council approved a site master plan for The Ottawa Hospital’s new Civic Campus, another hurdle now cleared in the hospital’s quest to get the $2.8 billion facility operational for 2028.

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By then, the current Civic on Carling Avenue will be over a century behind its opening date. Hospital officials and affiliates have emphasized the need and benefits of a contemporary, state-of-the-art regional hospital, and there appears to be little disagreement in this regard.

But the journey to Civic 2.0 has not been smooth, with controversy over site selection in the rear-view mirror, some lingering dissatisfaction over elements of the hospital plan, and debates to come over exactly how to link the hospital to the city’s light rail transit system. , and other aspects of the site.

City staff recommended approval of the master plan, concluding that it demonstrated that transportation, parking, LRT access, cycling and pedestrian infrastructure, built heritage and other matters “have been carefully considered and designed”. Some components will still need to be fine-tuned, staff said, as the hospital submits site plan control requests to implement the various phases of the project (the master plan outlines 10 extending to 2048).

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Staff will have delegated authority to approve such requests unless a ward councilor decides to revoke it, planner Sean Moore explained Wednesday. That said, staff have already committed to presenting the site plan control application for the hospital parking garage – part of the first phase of development – ​​to the planning committee for approval.

Council voted 19-4 Wednesday in favor of the master plan, with councilors Jeff Leiper, Shawn Menard, Rawlson King and Catherine McKenney opposing it.

“I think as a city we need to ask for better in this case,” Menard said, sharing his belief that the plan falls short when it comes to SLR integration and parking plans and that there are better alternative designs for the site footprint that would reduce the loss of trees and green space and improve the transit experience.

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Stephen Willis, the city’s general manager of planning, infrastructure and economic development, said the hospital’s architects carried out several iterations of the site layout, taking into account considerations such as the distance needed from to a railway line to avoid interference with medical instruments, geotechnical problems and protection. of trees currently on the site.

“Our staff regularly challenged them, as did the (National Capital Commission) staff, about their setup, and they presented this as the best arrangement for the needs of health care delivery in establishment,” Willis said.

For his part, Mayor Jim Watson refuted nearly every argument against the hospital’s current plan: the significant cost and other hurdles associated with burying the planned parking lot; TOH’s commitments to green and public spaces, tree preservation, and replanting five trees for every tree felled; the need for on-site parking for hospital users; and plan provisions for direct and weather-protected LRT connectivity, transport monitoring and a transport demand management plan.

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“I believe that after 14 years of planning, we are finally in a position to move this file forward and help bring this new world-class hospital to Ottawa,” said Mr. Watson. He told his fellow board members “there are municipalities across Ontario that would be happy to receive these coveted and scarce health care funds to build a hospital in their community.”

Ahead of the Planning Committee’s vote on the site’s master plan earlier this month, Joanne Read, TOH’s Executive Vice President and Chief Planning and Development Officer, was asked what would happen next. it was not immediately approved.

Ms. Read said she thought the project’s construction and completion timelines would be in jeopardy and was also concerned that TOH was the only one “knocking on the province’s door” over funding.

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Committee members tempered their approval of the site’s master plan by asking staff to work with TOH on elements of cycling infrastructure, tree planting and a substantial reduction in surface parking.

Regional Councilor Leiper also obtained approval to require certain conditions of a neighborhood traffic study and that the TOH fund recommended mitigation efforts based on this study.

Staff were also tasked with ensuring that the internal road network proposed for the new Civic could accommodate local transit services and that site lighting met certain conditions.

All board members, including Watson, approved a board proposal. Riley Brockington will ask Watson to write to federal cabinet ministers, new MP for Ottawa Center Yasir Naqvi and National Capital Commission Board Chair calling for federal legislation to ensure long-term land protection remains of the Central Experimental Farm and a new master plan for the farm.

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Naqvi pledged during the election campaign to introduce a law to protect the farm in perpetuity.

Paul Saurette, a member of the Dows Lake Residents Association’s special committee on the new hospital, called the committee members’ motions “very genuine and constructive attempts at problem solving” and said the association is looking forward to it. to partner with the city and the hospital for, for example, the planned neighborhood traffic study.

Karen Wright, president of the Civic Hospital Neighborhood Association, shared a similar mindset on Wednesday and said her association would remain engaged with any upcoming site plans. Already, she and other community association officials have met with the hospital to go over details of planned parking.

The site plan control app will be available on the city’s website in the coming weeks, according to Moore, the planner, and residents will have an opportunity to provide feedback.

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New Civic Campus Site Master Plan Approved by Ottawa City Council

By Site plan

OTTAWA-

City Council approved a master site plan for the new Civic Campus of The Ottawa Hospital, which is scheduled to open in 2028.

The $2.8 billion, 50-acre hospital will be located on federal land between Dows Lake and the Central Experimental Farm. The area of ​​the planned site consists of 44% buildings and landscaping, 22% buildings with green roofs and 34% green spaces and landscaping.

The site plan has already been approved by the planning committee and by the National Capital Commission, which controls the federal territory where the new campus will be built.

The council voted 19 to 4 in favor of the site’s master plan, with councilors Rawlson King, Catherine McKenney, Jeff Leiper and Shawn Menard voting against.

Councilors also approved a plan under which the mayor would write to federal environment and agriculture ministers, area MP Yasir Naqvi and the NCC to ensure the long-term protection of the Central Experimental Farm. .

The site was the source of controversy with area residents protesting the proposed above-ground parking garage and use of green space. The search for a new home for the nearly century-old Civic was turned upside down in 2015 when the newly elected federal Liberal government decided to revise the former Conservative government’s plan to build the new site directly across from the old one. The NCC had recommended building the new campus at Tunney’s Pasture, but The Ottawa Hospital’s Board of Trustees unanimously rejected the idea.

Construction of the new campus is expected to begin in 2024, by which time the current Civic Campus will be 100 years old.

Richmond Heights council committee approves Belle Oaks final site plan – including Meijer

By Site plan

RICHMOND HEIGHTS, Ohio – The City Council Planning and Zoning Committee on Tuesday (October 5) approved a final site plan for the Belle Oaks Market project at the Richmond Town Square shopping center, 700 Richmond Road.

The plan will now be passed for a full council vote next week.

The site plan, which received Planning Commission approval the night before, includes two big changes from the architects of the second phase plan Bialosky Cleveland, working for the California developer. DealPoint Merrill, showed the board last fall.

First, the design was drastically altered to accommodate a company that would become the largest in the $ 200 million development – Meijer, a chain of Midwestern super centers that sells food, fashion, electronics and more.

A stand-alone Meijer building will be constructed just south of the current Life Storage (formerly Macy’s) building, measuring 159,000 square feet, along with a garden center that can be outdoors or indoors.

The second change is the one that eliminates Regal Cinema from Belle Oaks. Regal, which had been part of the old Richmond Town Square for years, was originally to be kept as an entertainment option at Belle Oaks, a mixed-use development that will include shops and 798 luxury apartments, as well as amenities such as as a park, outdoor swimming pool, underground and above ground parking, and more.

The final Belle Oaks site plan, with the phase two buildings in white and the phase one buildings in gray. Wilson Mills Road is at the top left, while Richmond Road is at the top right. (Jeff Piorkowski, special for cleveland.com)

The Regal Cinema building, like the rest of the mall, will be demolished, likely in the first quarter of 2022.

In order to make way for the Meijer Building – which will include a large car park alongside the project which faces Wilson Mills Road – last year’s plan of a street cutting through the center of the development and heading towards Wilson Mills Road was amended.

The street, lined with apartment buildings, will now curve east around the Meijer Building before emptying into the eastern end of the development on Wilson Mills Road. Meijer will have its own separate entrance to Wilson Mills.

There will be two entrances / exits along Richmond Road as indicated on the previous plans. These entrances / exits will be located across from Hillary Lane (leading to and from the first phase of development north) and across from Geraldine Avenue.

The council’s amended plans seen on Tuesday were for the second phase of the project. The Council approved the plans for the first phase last year. On Tuesday, the council committee approved the entire package, consisting of the two phases.

In total, the project will include 24 acres of green space, which represents 35% of the 1.7 million square foot development area. Eight multi-family / commercial buildings will be constructed in the second phase. Other exterior buildings along Richmond Roads and Wilson Mills Roads remain options. The first phase will include five new buildings.

“This is a big hurdle to overcome and there is one more to come: a development deal,” said Ward 4 Councilor Mark Alexander, who chairs the Planning and Zoning Committee.

Besides a development agreement, in which taxes are distributed among the different parties involved, the city’s building commissioner Jim Urankar said developers must also submit lighting plans for council approval, separate landscaping and signage.

In addition, city council must approve every building constructed in Belle Oaks.

Alexander noted that the Meijer building planned for Belle Oaks will be different from those that currently exist, such as the store of Mentor at 9200 Mentor Ave.

“It’s a little different from the stores in Mentor, Avon – the stores that are in that area – where they’re really trying to break down the mass of their buildings, trying to implement different materials, adding glass components. , ”Said Brian Meng, associate director of Bialosky Cleveland.

“This is the prototype they are thinking of here as a reference. “

As part of the approved plan, the mall’s Firestone Complete Auto Care will be relocated to the area along Richmond Road just north of Walgreen’s.

When asked if Planet Fitness – still open at the mall site – would be part of Belle Oaks Marketplace, Meng said, “At the moment there really aren’t any tenants listed outside of Meijer, for phase 2. It could very well be moved indoors, but that’s under negotiation.

To see the sitemap as it was a year ago, visit the website Belle Oaks Marketplace website home page.

Read more of the Messenger of the Sun.

The city will study a site plan for the development of a gas station | News

By Site plan

Athens city council is due to take a final vote on a site plan for a large development on US 175 West that will include a gas station, convenience store and quick service restaurant with drive-thru.

Director of Development Services Audrey Sloan said the project has been delayed but is on track to be completed in 2022.

The meeting is set for 5:30 p.m. on Monday at the Athens Partnership Center.

The site plan submitted by Winters Oil Partners includes a modification of the entrances to US 175, with the one to the southeast becoming a double entrance to accommodate the gas station and any business that may be built on the side closest to the sea. loop 7. A stipulation added to the plan is that signage be posted on the property offering overnight parking.

Sloan said the drive-through restaurant should be a Sonic.

A public hearing and a vote on the site plan took place during the Town Planning and Zoning Commission meeting on September 10 before being sent to City Council.

The development is located just after the intersection of Highway 175 West with Loop 7. Coming from the direction of Eustace, it will offer motorists their first opportunity to refuel before entering Athens. Those who ride Loop 7 can refuel or grab a bite to eat without driving into the main part of town.

The parking lot will be large enough to allow 18-wheel trucks to park and refuel.

Winters Oil Partners, was founded in 1972 and is based in Corsica, with developments in several locations in the region.

In February 2020, the city council approved a dish for the development of Athens. The dish included 3.3 acres

being annexed to the city and 14.35 acres already within its limits. The property has been zoned for planned development.

Sitemap approved for “The James” | Webster Kirkwood Times

By Site plan

On September 16, Kirkwood City Council approved a final site plan for “The James” apartments, formerly known as Kirkwood Flats, a 152-unit, 60-foot-high residential development at 426 N. Kirkwood Road .

Jonathan Raiche, director of planning and development services at Kirkwood, explained that council had approved a preliminary plan on November 5, 2020. Council was asked on September 16 to verify that the new site plan did not vary significantly. significant compared to what was approved last year. .

All council members present agreed that the plan was acceptable, except for Liz Gibbons, who abstained. Gibbons was one of two board members who voted “no” on the James project last year, the other being Mark Zimmer.

James’ proposal was the subject of controversy from neighboring residents before it was passed in 2020, with many worrying about its density and the effect the additional traffic would have near homes and businesses.

At its meeting last week, council ultimately voted 5-2 in favor of the project, with developers expressing enthusiasm for the growth of downtown Kirkwood.

Noise ordinance fails

With a 4-4 vote, Kirkwood City Council rejected a noise bill that would have prohibited vehicles from sounding horns and signaling devices except for a danger warning, from 7 p.m. at 7 a.m. on residential streets.

Proposed by Kirkwood council members Liz Gibbons and Maggie Duwe, the bill was inspired by a recent zoning code amendment allowing churches and schools to rent out their kitchens for use as a commissary for preparing services. food.

“We allow (food trucks or delivery trucks) to be there from 7 a.m. to 11 p.m. My concern was that there might be emergency beeps in residential properties,” Gibbons said. “I just think it’s a way of giving residents peace of mind that even though there will be a lot of activity late at night, there won’t be any noise.”

The vote was split, with half the council agreeing the bill was reasonable and the other half calling it a no-hassle solution. Council Member Duwe did not attend the meeting and did not vote.

“I think the premise is that there will be a lot of activity, but I just don’t see it,” Council member Bob Sears said. “If it becomes a big problem that people are complaining about, we can fix it somehow, but do it preemptively with no basis … I just don’t see the premise for moving forward. .”

The City sets the property taxes

Also at the September 16 meeting, council passed new property tax rates for the Town of Kirkwood and the Kirkwood Public Library.

The proposed residential rate for 2021 for Kirkwood is 46.2 cents per $100 of assessed value. Under the new rate, a homeowner with a home valued at $300,000 would pay about $263.

The commercial property rate rose 6.9%, or 52.4 cents per $100. The rate for personal property is 63.9 cents per $100. The Kirkwood Downtown Special Business District rate is 36.1 cents per $100.

Kirkwood Public Library’s residential rate is 22.9 cents per $100 of assessed value, which is a 9.5% increase over last year. The library’s commercial rate is 27.2 cents per $100, a 7% increase over last year. The personal property rate was set at 35.5 cents per $100.

Glenwood Springs City Council Approves Site Plan for Mountain View Flats Apartments in West Glenwood

By Site plan

Construction could begin soon on a 40-unit apartment complex in West Glenwood, after Glenwood Springs City Council approved Thursday of the developer’s site plan.

During the regular board meeting, RealAmerica LLC presented plans for the installation of Mountain View Flats, located at 51537 US Highway 6 near Discount Tire.

The facility is expected to consist of a single apartment building with staggered three and four story sections, a pet spa with a dog wash station, short and long term bicycle parking, and bicycle storage. interior.



The site plan included 63 parking spaces. That’s five parking spaces less, or 7%, of the city’s development code requirement of 1.7 parking spaces per unit, said Hannah Klausman, the city’s deputy director of economic and community development. . Developers, however, can request a parking reduction of up to 30% in exchange for offers for amenities such as outdoor bicycle parking, Klausman said.

Development plans include 14 one-bedroom apartments and 26 two-bedroom apartments. RealAmerica is expected to provide eight of the apartments as restricted resident-occupied units that meet the city’s requirements for affordable housing in new developments.



Following a council decision in March, restrictions on inclusive housing deeds require that a certain percentage of offered units be priced at affordable rates dictated by a formula based on the region’s median income. Deed-restricted units must be occupied by residents of Glenwood Springs whose residence and work status are verified by the city.

“For the first time in a long list of apartment developments, the developer is showcasing a number of two-bedroom apartments,” Board Member Paula Stepp said expressing support for the sitemap. “It’s a place where families can settle. “

West Glenwood resident Karleen Clark said she was against the development.

“The entire plan is out of date, so it doesn’t mean much to us,” said Clark, expressing concern over reduced parking and increased traffic at West Glenwood. “The people of West Glenwood do not feel safe. We keep saying we have a need for housing, but why does that outweigh the need for security of the people who currently live here? “

Board member Ingrid Wussow brought forward a motion to approve the sitemap provided the developer follows best practices set out by the development industry for building the facility for energy efficiency, and the board member Steve Davis seconded the motion. Council approved the site plan 5-1, with Mayor Jonathan Godes voting against and Mayor Pro Tem Charlie Willman absent.

Journalist Ike Fredregill can be reached at 970-384-9154 or by email at [email protected]

Lox Council Approves Groves Town Center Site Plan

By Site plan

On Tuesday August 17, Loxahatchee Groves City Council approved site plan changes for the 4.6-acre downtown portion of the 90-acre downtown Groves project, located at the north corner -est of Southern Blvd. and Road B provided that the horse trailer parking lot is moved to another location.

The approval was for the construction of Groves Town Center Drive off Southern Blvd. east of the Aldi grocery store at a roundabout that will have extensions to the east, north and west across the site. The site plan includes stormwater drainage, wastewater and other infrastructure for the entire site.

“As part of this approval, we need to get site plan approval for the downtown site plan, and that’s why we’re here tonight,” said Taylor Parker, engineer in charge of the project. . “We are asking for an equestrian car park which will be fenced. “

The applicant also proposes a network of sidewalks to wrap around the pod to provide connectivity.

“The main lift station is in the north central boundary of the site,” Parker said. “This lifting station will be used for the overall development of the main PUD for the sewer service.”

She also presented a conceptual landscaping plan to be included in the first phase of construction.

City Councilor Phillis Maniglia said the developer-built equestrian trail still presented some dangers. Parker said the owners were working with a landscaper to clean up the trail.

Maniglia also asked about the previously approved equestrian bridge connecting the development to other trails in the city.

“As for the bridge, it is part of the first phase of construction. It has already been designed by a pre-fabricated bridge company and is in the approval process, ”Parker said.

The portion of the sewage lift station that is above ground will be on land 30 feet by 40 feet with a 40 foot long, 7 foot utility easement leading to it. It will serve all users in development.

Mayor Robert Shorr opposed horse parking and a ski lift station in what he understood to be a public meeting space.

“I’m not at all excited about it,” Shorr said. “I look back towards the original center with a large open space [for] public service, and now it’s just been boxed. Who came up with the idea of ​​the horse caravan parking lot? It serves such a narrow range of people, and it’s right in the middle of traffic. “

Parker said the idea came from the developer’s meetings with city advisory boards and staff.

Shorr said he didn’t like the idea of ​​a sewage lift station located in an area intended for outdoor public enjoyment.

Parker said the location of the lift station is ideal for efficient gravity drainage of any buildings it will serve.

“This is the most central location that would provide adequate flow and drop for all individual pod users,” she said.

City manager Jamie Titcomb said the idea for an equestrian parking lot in this area came from the Roads, Equestrian Sports, Trails and Greenways Advisory Committee as the equestrian bridge would lead to a start of the trail.

“The layout of the parking lot has been designed,” Titcomb said. “It flowed with the overall engineering of it all. Keep in mind that the city has never seen a lifting station on the central nacelle. This is a new element.

Parker said the developer believes there is a need for an equestrian parking area.

“The reason it was placed there is that the crossing point, which is in the main PUD, is adjacent to this location,” she said. “This is where the entrance is.”

Shorr said he would like to approve the infrastructure plan so as not to delay the project and suggested moving the horse parking lot to another location on the site.

After more discussion, Deputy Mayor Laura Danowski brought forward a motion to approve the site’s infrastructure plan, adding a condition for trailer parking to be moved and brought back to the council at another location, which won 5- 0.

Sudbury Council supports transitional housing plan and may apply for funding

By Site plan

Greater Sudbury City Council has approved the location of a transitional housing project and can now apply for federal funds earmarked for rapid housing for the project.

The council approved a plan at its August 17 meeting to build up to 40 units on Lorraine Street, near Lasalle Boulevard. and Avenue Notre-Dame, northwest of downtown.

This step will allow Greater Sudbury to request $ 7.4 million in funds already set aside for the city as part of the second phase of the Canada Mortgage and Housing Corporation’s Quick Housing Initiative.

“The Lorraine Street site essentially provides a blank canvas for a purpose built complex that incorporates the needs of community partners in development,” said Tyler Campbell, Director of Social Services for Greater Sudbury.

Funding requires units to be ready within 12 months and the city says it hopes the facility will be ready for those in need in Greater Sudbury by the end of 2022.

Urgent housing needs exist in Sudbury

Greater Sudbury is one of 30 communities identified by CMHC in Round 2 of its Rapid Housing Funding as having the most urgent housing needs. The criteria include the number of people waiting for accommodation and the average cost of accommodation.

Sudbury also has a lack of supportive housing infrastructure, which the report to council cited as one of the city’s biggest hurdles. CMHC named Sudbury as the shortlisted municipality for affordable housing funds on July 20.

Councilors Fern Cormier, Joscelyne Landry-Altmann and Deb McIntosh have long advocated for transitional housing. The Board unanimously approved the business case for a transitional housing site during its 2021 budget process, including construction costs and operating funds to both manage the site and provide a clinical treatment team to residents.

The city expected construction costs to exceed $ 10 million for a 40- to 60-unit building, and CMHC’s pledge of $ 7.4 million would help offset that amount for a 40- to 60-unit building. maximum accommodation.

Lorraine Street’s proposal obtains unanimous support

Council unanimously approved the proposed site for a transitional housing complex on Lorraine Street, allowing municipal staff to apply for the reserved funds from CMHC. The short six-week window to apply meant staff had to limit their search to municipality-owned properties with compatible zoning, services and size.

The other option shared in the report, as a less desirable option, was 1127 Bancroft Drive. This is the site of the former Saint-Jean school, currently used for other purposes.

The Lorraine Street property has plenty of space and the potential for future expansion, access to transportation and social services, and is close to other permanent housing options, possibly facilitating transitions from supportive housing to supportive housing. longer term options.

The site also includes many green spaces, important for fostering healing for Indigenous residents, as the city heard during the business case consultations.

Cormier asked where the balance of funds would come from, as the city had initially forecast construction costs to reach $ 10 million.

Campbell said the Aug. 17 report was intended only to secure funding from CMHC and that council would later receive more detailed cost estimates and possible sources of funding for consideration.

Cormier asked if the current federal election could jeopardize funding in the event of a change of government. Campbell said the city has yet to receive funding, but further discussions have suggested funding may be stable due to Sudbury’s identified needs.

Campbell said the proposal to offer in-house support services would also mean people with the most complex needs would be prioritized for this site.

Staff told the meeting that there are approximately 45 to 60 days before CMHC confirms funding.

Bee Cave Council Approves Preliminary Site Plan for The Backyard

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On July 13, Bee Cave City Council approved a preliminary site design for The Backyard mixed-use development. City staff will now work with developers to approve construction plans. (Courtesy of JPD Backyard Finance)

During a large Bee Cave City Council meeting, council members unanimously approved two actions on July 13 regarding two major and much-discussed multi-use development projects in the city: the village of Spanish Oaks and The Backyard.

First, council members approved the creation of a Public Improvement District, or PID, for the 80-acre development of The Village at Spanish Oaks. While several remaining steps are needed to formalize the PID, council approval allows the city and developers to issue bonds to raise funds for improvements within the PID, said Clint Garza, director of Bee Cave. City. And the bonds issued would be repaid through appraisals paid only by landowners living in the PID, which covers the same area as the village of Spanish Oaks.

“The council will vote at some point in the near future whether to issue debt,” he said.

Jack Creveling, senior vice president of real estate for the site’s developer, CCNG Inc., said during a presentation to the board that funds generated by PID would be used to purchase improved materials, such as stone pavers. brick and stone used in the construction of roads and walkways in the development of the village of Spanish Oaks.

Second, board members approved a preliminary platform for The Backyard, and in doing so, paved the way for City of Bee Cave staff to begin discussions with developer, JPD Backyard Finance LLC, on plans for specific construction and, finally, a final platform for the 35- one hectare site. Plans for the site include a 3,700-seat amphitheater, dance hall, stores and parking garages.

Notably, the council-approved preliminary platform includes the staking of a new segment of a planned central artery from Bee Cave known as the Willie Way. During the Backyard site design discussion, city staff told Bee Cave council members at the July 13 meeting that Travis County Emergency Services had released the name Wille Way to the use of the town of Bee Cave.

In April, the town of Bee Cave opened a segment of Willie Way to motorists that connects Bee Cave Parkway and Ladera Boulevard. At that time, city staff were concerned that the street name would need to change as Travis County said the name was already in use and could not be repeated due to possible confusion with city departments. 911 emergency.

“They [Travis County] I thought it was booked, but now they’ve released it to us, ”Garza said after the meeting. “That’s excellent news.”

As envisioned by civic and business members of the community, Willie Way would ultimately extend from Ladera Boulevard north to the highway. 71 south through The Backyard development. JPD Backyard Finance is currently negotiating with a neighboring landowner to establish such a connection, municipal staff told the council at the meeting.

In the preliminary flat board approved on June 13, Willie Way extends south of Bee Cave Parkway, through The Backyard development, and intersects with another proposed road tentatively named Live Oak Lane. This yet to be built road, which staff say may have its own naming issues, would connect to the western parts of the development where office buildings and a hotel are planned.

Bee Cave Arts Foundation

In other cases, the Town of Bee Cave has approved spending $ 50,000 in hotel occupancy tax revenue with the Bee Cave Arts Foundation. The approval came after a lengthy discussion among board members on how to approach an initial request for $ 140,000 from the foundation made by its representative, Deby Childress. The funds would be used for planning a second festival of lights, known as BuzzFest. The first BuzzFest took place in December 2020.

The decision to spend the tax funds with the foundation was only made after extensive discussions among the board members on how the foundation should go about raising funds to cover the estimated total cost of the Buzzfest and how demand impacts the city’s available hotel tax budget. $ 120,000 for the promotion of the arts.

During the foundation’s presentation, council learned that approximately 19,000 people attended BuzzFest over a three-day period in December 2020, and Mayor Kara King said the Hill Country Galleria and its tenants benefited from this pedestrian traffic. Thus, the Hill Country Galleria should help fund the next BuzzFest, which is tentatively scheduled for February 2022, she said.

“I feel like the Galleria has benefited greatly from what all of you have brought to the Galleria,” King told Childress. “They made record sales. I hesitate to devote our total budget to a single event. There might be other things we would like to have money for.

Ultimately, council voted to approve $ 50,000 with the understanding that the arts foundation would return to council at its August 10 meeting to further discuss the funding options available for the town of Bee Cave.

Council member Jon Cobb said it was important to support the foundation for the arts and BuzzFest so that it can become an event that can more easily attract private funding.

“For me, it’s the kind of thing that makes me think differently,” he said. “For me there was a really cool vibe. I’m excited and I think there is an opportunity for this to be huge.”

City Council approves Fareway site plan; Beaverdale store opens in 2022

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The construction of a Fareway Meat Market at 2716 Beaver Ave. in Des Moines is slated to begin this year after city council approved the site plan today. Architectural rendering by Simonson & Associates Architects LLC

A proposal to build a Fareway meat market in the Beaverdale neighborhood of Des Moines overcame a final hurdle today when city council approved the development site plan, reversing the plan and the zoning commission’s denial plan.



“We saw the excitement [for the development] just explode in Beaverdale, ”said board member Bill Gray, who represents the area. “It’s exciting to see the work being done to get something [the neighborhood] it will be a great magnet for businesses in Beaverdale.



The project, proposed at 2716 Beaver Ave., has been controversial since it became public that the Boone-based grocery chain planned to raze a house at 2723 41st Place to allow more parking for the store and improve traffic flow.



The parking lot includes a driveway on 41st Place and Urbandale Avenue. Neighbors were bitter about having more traffic on residential street at 41st Place. The zoning commission rejected the plan earlier this spring. But after Fareway made changes, the plan was approved by the board.



In June, the zoning commission rejected Fareway’s design of the 7,800 square foot building planned for the southwest corner of Beaver and Urbandale avenues where a vacant bank branch building currently sits. It was proposed that the store have only one entrance instead of at least two as required by city zoning standards. Additionally, concerns were raised that the building was incompatible with other commercial buildings in the Beaverdale area.



Fareway, after his officials met with those in town, agreed to replace the non-transparent spandrel glass windows with ornamental red bricks to better “accommodate the vibe of the” Beaverdale “neighborhood. according to a letter to the town of Fareway. He also added raised windows to the sides of the building that face Beaver and Urbandale avenues.



The grocer also made changes to the store entrance, giving it a more urban look, according to the letter.



However, the grocer was adamant that he would not add another entrance to the building due to safety and liability concerns. Additionally, “another entry is reducing our operational footprint, as we would have to cut commercial layouts, and further diminish the functionality of an already difficult development site,” wrote Koby Pritchard, attorney and property manager for Fareway, in the letter to the city.



The board, in a 6-0 vote today, approved the site plan and building design for the store. Mayor Frank Cownie was absent.



After the meeting, Garrett Piklapp, executive vice president of Fareway, said the grocer has been planning to build a store in the Beaverdale neighborhood for more than a decade.



“We worked on a lot of issues and the process did exactly what it was supposed to do – provide full transparency to the neighborhood and give people a chance to have their say,” he said.



Piklapp said the old bank will be demolished in the coming weeks. Construction of the store will begin once the debris has been removed from the site, he said.



According to the letter to the Town of Pritchard, construction materials have been ordered for the project, bids awarded and contractors planned.



The new store is slated to open in 2022, Piklapp said.

Planners to Consider Addition of Site Plan Review | Local news

By Site plan

With the increase in residential developments that do not meet the requirements of having to be approved by planners and the influx of high-density subdivisions, members of the Crossville Regional Planning Commission on Thursday approved a resolution that would resolve the issues. two problems adding a site review process. .

Actions taken at the regular meeting in May do not set a plan, but require city staff to consider what best meets the needs of city residents through a plan review process. implantation.

Currently, developments that do not involve the division of property are not presented to the Planning Commission.

State law gives planners the power to require developers to submit a site submission and approval outside of the requirements of subdivision ordinances and regulations.

Several apartment complexes, grouped housing and / or larger subdivisions with minimum size lots are being installed. Some amenities such as sidewalks are missing from the amenities and proper repairs for fire equipment and school buses are missing.

Recently, city staff noted:

• Population densities higher than those of a standard subdivision, which can put strain on existing infrastructure such as roads, sewers and aqueduct; and,

• Several un-subdivided developments have experienced an increase in population density greater than ten percent compared to that of standard subdivided subdivisions;

As a result, these developments do not include:

• Appropriate returns and spacing;

• Open space for recreational area;

• Sidewalks;

• Utility easements;

• Fire hydrants for adequate protection against fire;

• Turnaround areas suitable for the circulation of fire trucks and school buses; and,

• Driveway to the public right-of-way.

Other items that could be included in the site plan review requirement could include:

•Car park;

• Landscaping features;

• Garbage collection areas; and,

• Impermeable area and stormwater management works required.

Last week’s action kicks off a study into what might be needed to protect the city’s citizens and infrastructure.

In the other items on the agenda, the following took place:

• APPROVED requested annexation and service plan for 8.79 acres in The Gardens Phase 8 Plat 4-A. The property will have access off the highway. 70 W. and Northside Dr. The service plan is a routine plan with planners recommending this plan and annex to City Council.

• APPROVED preliminary plan for a subdivision of 43 lots off Sparta Dr. identified as Sky View Meadow. This development will include approximately 1,500 feet of new roads and water bodies and 2,200 feet of new sewer lines. This site may require a deviation on maximum road gradients due to topography and any deviation will be included in the final plaque approval.

• APPROVED a subdivision of four lots identified as the Shaver division of the highway. 70 E. All city water and services are in place.

• APPROVED a 1,220 acre division identified as the Keener Family Division located on the highway. 70 N. outside city limits but within City Planning Area. There is an existing and functional septic tank. A waiver was granted not to require another soil test and a second waiver for the rest of the property so as not to have frontage to the road as required.

• APPROVED a proposed 1.853 acre division off a parcel identified as the Lantana Baptist Church division off Lantana Rd. The property is located outside of the city limits but within the planning area. Sewer is available for the property, but the property will continue to use the septic system in place.

• APPROVED for the minutes the Planner’s Report as follows: In house flats, Lloyd’s property, a simple subdivision along Bell Red submitted for review; regular meals in the house, The Gardens Phase 8, dish 4-A, pending fixed dish.

From July 1, 2020 to May 14, 2021, 34 planning elements were reviewed; 205 preliminary lots; 112 final lots; 91 new lots created; $ 3,450 in fees collected; 75,988 acres subdivided; and 2,780 new roads, water and sewer lines added.

Southlake City Council gives green light to site plan for Garden District residences

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The Garden District project was first proposed to city council in 2011. (Courtesy of Cooper & Stebbins)

Southlake City Council approved a proposed site plan for 58 residences and open green spaces inside the Garden District at a meeting on May 18.

In a 6-1 vote, council gave the green light to plans for two four-story buildings along Central Avenue in Southlake Town Square. Council member Ronnell Smith was the opposite vote. The project sparked conversations about the possibility of providing high-density housing options in the city’s downtown core.

While many residents and council members expressed their opposition to the density of the project, city attorney Allen Taylor Jr. stressed that council does not have the discretion to decide whether residences should be built on this property, because the zoning was decided in 2003.

The 2.2 acres are zoned as downtown, which allows for the construction of residential developments.

“We are required to follow the requirements of the zoning ordinance to comply with Texas law,” Taylor said. “And so the board really doesn’t have the discretion at this point to reconsider this. We can fix design issues, but we’re locked into use.

xxx

The Conceptual Plan for the Garden District located at 301 and 351 Central Avenue was first presented to council in 2011, with a project of 10 buildings for a total of 140 units — 130 residences and 10 brownstones. In 2013, the concept plan was revised, reducing the number of buildings to three, for a total of 93 units — 60 residences and 33 brownstones.

The 33 approved brownstones are now almost complete.

Cooper & Stebbins developer Frank Bliss told council the 58 residential units on offer will appeal to the city’s affluent and working population with “world-class architecture.”

“[The site plan is] substantially in line with the concept plan, while at the same time allowing us to step up the quality of what we can deliver to this neighborhood, ”he said.

The site plan includes a public park, known as The Grove, and a private terrace adjacent to the existing Stebbins Park, known as The Terrace. It also includes pedestrian walkways throughout the neighborhood for accessibility.

“We’re not a developer looking for maximum density to see how much we can get down to the ground,” Bliss said. “We really want to create places, create experiences and really serve the Southlake community. “

The developer was unable to give an estimated timeline for the completion of the project, although Bliss has confirmed that the two buildings will be constructed in a single phase.

Council member Randy Robbins expressed disappointment with the current zoning of the land.

“I guess the word that would describe me tonight is just disappointment,” he said. “Disappointed that it took [the developer] 10 years to get here, and we’re grappling with the 2011 decision, and disappointed that you don’t commit – even if we approve something – to doing something in a timely manner [and] that we could be grappling with for another five or ten years without knowing what’s going on. “

According to the developer, once completed, the Garden District residences should be valued at more than $ 60 million, or $ 1 million per residence. Along with the nearly completed Brown Stones in the Garden District, the neighborhood’s total value is estimated to be over $ 100 million.

The Town Square residential program is expected to generate about $ 2.7 million in property taxes per year for Carroll ISD and more than $ 800,000 per year for the city after the residences are completed, according to documents presented by the developer to council.

“It’s one of those times when there’s a vote that might be a politically easy vote, but it’s not responsible voting. We will always do, as a council, what we need to do to protect the city’s fiscal responsibility, ”said Mayor John Huffman.

Cape Carteret council OKs site plan for new gas station along Highway 24 | News

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CAPE CARTERET — A new gas station is coming to town, thanks to the action of the Cape Carteret Board of Commissioners Monday night.

At its monthly session, at City Hall and on GoToMeeting, the council approved the commercial site plan for a Lowes Foods gas station and food kiosk at the intersection of Highway 24 and Enterprise Avenue, which leads south into the Carteret Crossing Mall and the Lowes Foods Grocery Anchor.

The vote was 4 to 1, with Commissioner Steve Martin being the sole opposition. He said it was one of the best business plans he’s seen in terms of detail and compliance with city ordinances, but he didn’t like the location.

“I just think it needs to be pushed back into the mall,” Mr Martin said. “That’s just my opinion.”

The commissioner said he believes a gas station right at the busy intersection — Anita Forte Drive is across the freeway — could cause vehicles to pile up on Highway 24, blocking potentially traffic.

Mr. Martin said he would rather see traffic slow inside the mall than on the freeway at the traffic light.

The planning council recommended approval of the site plan earlier this month, although a few members questioned the potential for stormwater runoff.

Commissioner Mike King said Monday he doesn’t think it will have a significant impact since stormwater is already flowing under the freeway from the Marine Federal Credit Union parking lot into the man-made wetlands created by the NC Coastal. Federation in front of the Cape Carter Baptist and Presbyterian churches on the south side of the highway.

The site of the new service station is already fully paved.

The federation’s runoff system has been in disrepair since Hurricane Florence submerged it in 2018, but the North Carolina Department of Transportation is expected to accept bids for a repair project soon.

Mr King, who voted to approve the site plan on Monday, said he wished ‘something else could go’ but noted the use was permitted under the district’s existing classification zoning B-20 (shopping center) and that the city had no choice but to approve it since it met the requirements.

The site is that of the former Marine Federal Credit Union building, which will be razed.

“It’s really no different from Starbucks, which we just OK,” Mr. King said.

Starbucks will replace the neighboring former PNC Bank building, which has already been razed and is on the same side of the freeway as the planned gas station.

The plan for the Lowes Foods gas station was submitted by The Isaacs Group, a Charlotte-based civil engineering firm, and shows three parking spaces, including an accessible space. City Manager Zach Steffey told the meeting it was one more parking space than is required, in total, under the ordinance.

The board meeting held a public comment period on the plan, but no one spoke.

Contact Brad Rich at 252-864-1532; email [email protected]; or follow on Twitter @brichccnt.

The development plan for the Bersted nursery site gets the green light

By Site development

The Arun District Council has approved general plans for Chalcroft Nursery, Chalcraft Lane, subject to conditions and Landform Estates accepting a planning obligation.

Landform said: “Work on the site is expected to start shortly.

“It is expected that the new development will bring a significant number of new construction jobs as well as new jobs at the nursery and other businesses to the site.”

Landform Estates obtained planning permission for a commercial site and 20 houses at Chalcroft Nursery, Bersted

The 5 acre (2 ha) nursery site is the first phase of a larger 37 acre (15 ha) site that Landform is working on to deliver 225 additional homes, as well as new plots, a public orchard, facilities sports and a new open public space.

The two projects are part of the strategic extension to the west of Bersted of 2,500 housing units.

Landform, along with Pat Cullen and Alastair Smyth, owners and operators of the Chalcroft Nursery, applied for planning last August on the grounds that businesses at the Bersted site are growing so rapidly they need to expand and modernize the facility.

The new development will include new upgraded roads, parking and landscaping.

The nursery is the main tenant of the site and will now expand its operations, with the Hospice St Wilfrid, which has managed a 650m² storage and sales building specially designed for second-hand goods since 2016.

Landorm said it has been such a success that St Wilfrid wants to occupy another building of a similar size.

Currently, there are approximately 31 full-time and approximately eight part-time employees at the site.

Landform said it had worked closely with Bersted Parish Council, neighboring residents and all statutory authorities to consult on the new development and was very pleased that this close dialogue resulted in their support for the proposals.

“A building permit for another 225 houses and landscaped grounds is currently being considered by the Arun district council,” Landform said.

“The program is attracting significant market interest from domestic home builders, which reflects strong market demand and the shortage of new housing in Arun district. The site can make a valuable contribution to meeting Arun’s housing need, which faces a significant supply shortage.

Bee Cave Baldwin Sports Park moves forward with site development

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On April 14, Bee Cave City Council approved a site development plan for Baldwin Sports Park in an annexed portion of land near the residential area of ​​Lake Pointe. (Courtesy of the Town of Bee Cave)

On April 14, Bee Cave City Council approved a site development plan for Baldwin Sports Park in an annexed portion of land near the residential area of ​​Lake Pointe.

The proposed 26-acre sports complex, located at 2500 Ashley Worth Blvd., Bee Cave, will contain baseball diamonds, batting cages, associated parking, washrooms, concession stands and water quality facilities. .

Bee Cave City Council has so far addressed a number of issues surrounding the park, the most significant of which has been around parking.

At a meeting on September 24, 2019, council voted to ban parking, stopping or standing on Ashley Worth Boulevard which runs alongside the future sports park.

On April 14, city staff briefed council on different facets of the development process so far, from the cutting edge lighting design to the 300 parking spaces that will accompany the complex.

City information indicates that the Baldwin Sports Complex lighting scheme has been certified by the International Dark Sky Association as a community-friendly outdoor sports lighting system.

Council approved the site’s development plan on the condition that the 12 Fields Foundation and Western Hills Little League underwriters pay all pending fees to the city and submit updated tax estimates for various aspects of the development.

Chris Ellis, president of the 12 Fields Foundation, told the board that Baldwin Sports Park has been under construction for about seven years.

“We contacted neighborhoods close to the project… and made sure we understood their concerns,” Ellis said. He added that once the complex opens, a traffic study could provide data justifying a possible traffic light at the entrance to the park.

Estimates from the Town of Bee Cave indicate that the project is expected to require approximately six to 12 months of fundraising and an additional nine to 12 months for construction.

Council Approves Bluegrass Apartments Site Development Plan – Shelby County Reporter

By Site development

By EMILY SPARACINO / Editor-in-chief

MONTEVALLO – A real estate developer got the approval he needed from Montevallo City Council on February 10 to begin construction of a new apartment complex on a property at the southwest corner of Overland Road and Shoshone Drive.

Following a public hearing, council approved by 4 votes to 2 the site development plan of developer Paul Widman for Bluegrass Apartments, a 46-unit multi-family complex.

In November, council approved Widman’s request, on behalf of owner Brenda Zigarelli, for a special district modified for the property in November.

The Planning and Zoning Board reviewed and recommended approval of the site’s development plan in January, according to Shelby County Development Services Department Sharman Brooks. With a building permit in place, city council approval was required for construction to begin.

Brooks said the plan meets all the requirements of the city’s zoning ordinance and has the approval of the city’s engineer.

As for density, the three-16-unit construction plan will bring the development to its maximum capacity, Brooks said.

Councilors Rusty Nix and Arthur Herbert voted against the site’s development plan.

Herbert said the potential impact of the development on nearby property values ​​was his main concern.

The Bluegrass development since last year has been the subject of numerous comments and questions from residents, many of whom have voiced concerns about property values, increased traffic and drainage issues. water in the area.

Widman said the idea that the complex would cause nearby property values ​​to decrease was “extremely subjective.”

Council did not approve an application by Chris Reebals, on behalf of property owner Montevallo Cottages LLC, to change the zoning district from Special District R-2 to Special District R-4 for the construction of a multi-family housing community. off Alabama 25 near Shelby County 19 (Enon Road).

The proposed community would include units designed for “rent” townhouses.

Brooks said the Planning and Zoning Board reviewed the request and recommended that it not be approved due to the increase in density inconsistent with the surrounding area and the overall plan.

The Montevallo Cottages affair died for lack of motion.

The council considered but did not act on a request from Ammersee Lakes developer Tom Bagley to split the cost of repaving roads in the first and second sector of the subdivision this year to allow construction of the third sector. .

What is the next step in the development of the St. Paul Ford site? Here is an update

By Site development
Interior view of the Ford site in St. Paul’s Highland Park, looking northwest to the Ford Street Bridge over the Mississippi River in upper left, and buildings along Ford Parkway, November 12, 2019 . (Pioneer Press / Scott Takushi)

The former Model T and Ford Ranger pickup truck factory site in St. Paul’s Highland Park is currently empty land, but likely not for long.

Last year, Ford Motor Co. selected Minneapolis-based Ryan Cos. As the lead developer for the 122 acres of vacant land that once housed its Twin Cities manufacturing campus.

Pending city council approval, Ryan officials say they could start building 3,800 mid- and high-density housing units and additional offices, businesses and parks by next spring.

City officials continue to market the land overlooking the Mississippi River as a future national model of sustainability and “infill” urban redevelopment.

However, several key questions remain before the construction crews begin work. The Ryan Companies are planning a community meeting from 7 to 8:30 p.m. Thursday at the Joan of Arc Auditorium at St. Catherine’s University in Whitby Hall, located at Randolph Avenue and Kenneth Street.

Here is an update on the status of the project and what will follow:

WHO OWNS THE FORD SITE?

A general concept plan for the former Ford Twin Cities automobile plant in Highland Park, which will be converted into 3,500 housing units and 150,000 square feet of retail space. In total, the development will span some 40 city blocks. At the bottom right is the property of the Canadian Pacific Railway. (Courtesy of Ryan Companies)

Ford owns the Ford site. The Michigan-based automaker plans to sell the plot that housed the main assembly plant to Ryan Cos., Although both sides have been silent on how quickly that could happen.

The Canadian Pacific Railway still owns the nearby 13-acre marshalling yard, a wedge-shaped parcel on the southern border of the site.

The unclear sales schedule has raised concerns among critics that some $ 53 million in potential municipal property tax misappropriation – a type of public investment called “tax hike funding” – to cover the costs of infrastructure would simply increase the selling price, making more money for Ford to the fresh taxpayer. TIF dollars used for affordable housing could add up to $ 48 million more in public contributions.

IS THE EARTH CLEAN?

State officials say the land has been cleared.

Walker Smith, a spokesman for the Minnesota Pollution Control Agency, which has been monitoring cleanup issues at the Ford site for years, said Ford has taken the initiative in removing soil contaminated by decades of auto manufacturing and to make the earth family friendly again.

“It has been cleaned to standards suitable for residential development,” Smith said. “Basically, they dug all of the soil from the site down to bedrock and backfilled it, for the most part.”

A representative from the MPCA will address environmental issues at the Highland District Council’s Community Development Committee meeting, which will be held Tuesday at 6:30 p.m. at the Highland Park Community Center.

WILL THERE BE AFFORDABLE HOUSING?

Render of the future development of the former Ford Twin Cities car plant in Highland Park. The habitat will become more dense towards the east. (Courtesy of The Ryan Companies)

Yes. In 2017, St. Paul City Council approved the Ford Site Master Plan, which calls for 20% of 3,800 units to be affordable. Tuesday, Ryan Cos. announced that Project for Pride in Living, CommonBond Communities and Twin Cities Habitat for Humanity have agreed to be affordable housing partners for these 700 units.

According to the master plan, about 10 percent of housing will be for individuals or families earning no more than 30 percent of the region’s median income, or about $ 30,000 for a family of four. Another 5 percent will be affordable for those earning no more than 50 percent of the region’s median income. And 5 percent will be targeted at people at or below 60 percent of the region’s median income.

“We’re going to do a little bit of each,” said Scott Cordes, CFO of Project for Pride in Living, which will develop about half of the affordable housing on site. “The units that we will produce and CommonBond will produce will be affordable multi-family buildings, and within those they may have some income variability in the affordable range. “

Funding for affordable housing will come from a variety of locations, including up to $ 48 million in TIF. “We expect this to be gradual, much like (the development schedule that has been) set for overall development,” Cordes added. “Each project will be subject to its own approvals.

WHAT ABOUT ZONE C?

Next to Hidden Falls Park, a sloping man-made parking lot on Boulevard on the Mississippi River continues to raise questions in the community and at City Hall.

Formerly a dumping ground for paints and other wastes from the Ford plant, Area C was covered with excess material from an Army Corps of Engineers dam project, then covered with excess concrete from a project of public works of the city.

Ford added a layer of asphalt and vehicles parked on it for a while. This is generating a lot of concern, but MPCA officials say they are not alarmed.

“This is a site that is across the river route, an area where 60 or 70 years ago the Ford company did away with solvents and paint sludge and that sort of thing,” he said. Smith said. “Basically, they just threw him over a cliff, which was perfectly legal at the time. Since then this area has been covered and covered, but this area has been flooded dozens of times. We asked the Ford company to do some testing there, and all of the results we saw showed that there was no level of contamination that would pose a threat to humans or the environment.

100% ELECTRICITY WITHOUT CARBON – BUT HOW?

Throughout his final years in office, former St. Paul’s mayor, Chris Coleman, frequently highlighted the potential of the Ford site as a defining example of sustainability – an environmentally balanced neighborhood of tomorrow. It remains to be seen exactly how Ryan Cos. plans to achieve this.

During a media event at the Ford site on Tuesday, Ryan officials said they had worked closely with Xcel Energy to ensure that 100% of the electricity at the Ford site will come from renewable or non-renewable sources. carbon. This includes electricity from what is likely to be the state’s largest urban solar power grid – a seven-acre facility. Each building will be ready for solar energy.

“When we told them to think outside the box, they took the box and threw it away,” Ryan Vice President Tony Barranco said.

Where else will the energy come from? Hydropower is a strong possibility. The hydroelectric plant on the site is owned by Brookfield Renewable Power Inc.

April 11, 2018, aerial photo of Lock and Dam # 1 on the Mississippi River, just downstream of the Ford Parkway Bridge between St. Paul, right, and Minneapolis. (John Autey / Pioneer Press)

“The project is still in its early stages, but… we are currently exploring ways to provide locally sourced renewable energy by combining on-site hydropower with new solar power,” said Matt Lindstrom, spokesperson for Xcel Energy.

“Although still in the early stages, we are excited about the plans on offer and look forward to seeing what we can offer our customers in St. Paul,” said Lindstrom.

Ryan officials have not disclosed any further details. Previous concepts had called for exploring geothermal heating and other innovations, but no mention was made on Tuesday of this possibility or how to offset the use of natural gas on site.

“On the 100% renewable electricity front, the last news I heard was that more than one option to get there was being considered,” said Russ Stark, St. Paul Mayor Melvin Carter’s Resilience Officer. .

Access to transport is part of the sustainability strategy. Plans call for the extension of the existing road network from Highland Village, but with better access for bicycles and pedestrians. There will be at least 100 new electric charging stations, and stormwater will be collected and treated on-site, preventing direct runoff to the Mississippi River.

HOW LONG WILL IT TAKE TO COME TOGETHER?

Ryan officials have said the market is driving development, but demand for housing is quite high right now.

The holistic vision of 3,800 housing units, 265,000 square feet of office space and 150,000 square feet of retail space could take 10 or even 20 years to reach full construction, especially if plans are slowed by a recession.

If construction begins in the spring as planned, the first residents will likely move in within three years. Ryan Cos. plans to start at a civic plaza near Ford Parkway and single family homes along Mississippi River Boulevard, which are sure to be quick sellers.

The City of St. Paul has posted answers to frequently asked questions on the Ford website at tinyurl.com/Ford2019.

Developer briefs Virginia Beach City Council on Dome site development conditions

By Site development

Virginia Beach city officials and developer Venture Realty presented details of their deal on Oct. 29 to city council members.

VIRGINIA BEACH, Va .– The Virginia Beach Development Authority and developer Venture Realty Group briefed city council members on Tuesday afternoon on the conditions for revitalizing the former Dome site into an epicenter of entertainment.

The city and Venture Realty met with City Council on October 29 to brief members on what lies ahead for the site, including a construction schedule and improvements to the original plan.

“We wanted to give our friends and neighbors in the city of Virginia Beach regionally a reason to come back to their Cceanfront,” Mike Culpepper, a representative for Venture Realty told board members. “We want to take the positive energy and goodwill of Something in the Water and inject it into a vibrant and dynamic development 24/7.”

The city council approved a Term sheet without development commitment in January. Venture Realty and city staff negotiated a ten month period to create the terms of the full development agreement.

Now the deal must be approved by city council and the Virginia Beach Development Authority.

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Plans are in place to fully construct a multi-use residential and entertainment complex on the property between 18th and 20th Streets. This epicenter will include a Wavegarden Surf Park, a state-of-the-art live entertainment venue that 3,500 people can fill, shops, restaurants and hundreds of residential units.

The entire project is estimated at around $ 325 million. The city will invest around $ 230 million to develop the surf park, commercial offices, as well as residential and commercial spaces, while around $ 95 million will go to the public parking lot and place of entertainment. City officials estimate that the park will generate $ 8 million per year, which will be reinvested in public schools, the general fund and the tourism fund.

“This [is] an entertainment opportunity for the public and this will generate significant tax revenues for schools and for public safety, ”said Councilor Louis Jones.

Originally, this idea came from Pharrell Williams who wanted to develop a surf park near the Oceanfront. He partnered with Venture Realty to make this a reality.

You can find out more about the project here.

Bethesda Neighbors Appeal Judge ruling in case challenging WMAL site development plan

By Site development

VIA MONTGOMERY COUNTY PLANNING DEPARTMENT

Groups of Bethesda citizens are heading to a state appeals court with a lawsuit challenging approval of a 309-home development on an expanse of open land in north Bethesda.

In a June ruling, a Montgomery County judge upheld the planning council’s decision to approve a preliminary plan for the Toll Brothers project. Now, the Maryland Special Court of Appeal will consider whether the planning board wrongly granted the developer’s request to cut down some large trees and clear 5.6 acres of forest.

Toll Brothers has proposed to build 159 single-family homes and 150 townhouses on the approximately 75-acre property east of Greentree Road and just north of Beltway. For more than 50 years the site has been empty except for a set of WMAL radio transmission towers, but it has long been slated for future development, Circuit Court Judge Gary wrote in his opinion. E. Bair.

The development plans have raised various concerns among surrounding residents, who are shocked by the loss of forest and the prospect of increased traffic congestion.

Doug Bonner, vice president of the Bradley Boulevard Citizens Association, said he and his neighbors were particularly concerned about the addition of cars on Fernwood Road, which is already slipping back during rush hour.

“We are not at all opposed to the development of this property. I think we have recognized that development can and must happen. We are simply opposed to this particular plan and the number of houses being considered for this development, ”he said.

Many also want Toll Brothers to provide more recreational space in the project.

They opposed the planning council’s decision to excuse Toll Brothers of meeting the county’s forest conservation standard, allowing them to preserve 10.75 acres instead of the 15.16 required by law. Much to their dismay, Toll Brothers also obtained permission to remove 34 “specimen trees,” mature trees that would otherwise be protected by county law.

The proponent argued that he could not meet forest conservation standards as he had to build major road links that passed through stands of trees. Noise abatement structures and wetland protection will claim space on the WMAL property, and Toll Brothers is also dedicating 4.3 acres to the county for a potential school site, leaving less for the development project.

In light of these challenges, the planning board excused the developer from meeting all of the forest conservation requirements and Bair upheld the decision.

“The petitioners ask the Court to reassess the evidence and come to a different conclusion from that of the Council, which is simply not the role of the Court in appealing a decision of an administrative body,” said he wrote.

Michele Rosenfeld, who represents the Bradley Boulevard Citizens Association, West Fernwood Citizens Association, Wyngate Citizens Association and individuals challenging the WMAL plan, said it will likely be months before the appeals court hears the arguments in the case.

Community groups filed a court challenge last year after the Montgomery County Planning Council approved Toll Brothers’ preliminary plan on August 3, 2017.

The call was first reported in the Montgomery Newsletter, a real estate newsletter accessible only by subscription.

Bettendorf Approves Credit Union Site Development Plan | Government and politics

By Site development

The Bettendorf City Council approved the site plan for the Middle Road branch of the University of Iowa Community Credit Union, paving the way for more development in the city.

The proposed 5,600 square foot development is located at 4060 Middle Road, just south of Woodfield Drive and north of Lindquist Ford.

This is the second development project approved by City Council for the Crown Pointe 12th Addition.

Greatest Grains intends to install a 12,000 square foot store on the land adjacent to the credit union.

Built to Suit, Inc. is the developer of the project.

Community Development Director Bill Connors said the building will resemble the Credit Union’s 53rd Street location.

Jim Kelly, the credit union’s senior vice president of marketing, said the branch was for expanding its customers.

In the first 10 months of the year, its membership grew by 45% in Scott County.

With the Greatest Grains project raising concerns from neighbors about potential traffic issues, 3rd Ward Alderman Debe LaMar also asked how the city would handle increased traffic from the property.

Greatest Grains and the University of Iowa Credit Union will also share an aisle.

Connors said the project meets the city’s requirements and the city has been in communication with both projects about those concerns.

The same traffic problems were addressed by the Planning and Zoning Commission, which unanimously approved the project.

Connors told the planning commission that a traffic light was not warranted at this time, but could be reconsidered in the future.