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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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Seminole Council approves site plan for final portion of Seminole Isle | Local News

By Site plan

SEMINOLE – The final piece in the 334-unit Seminole Isle condo and townhome development is expected to begin to take shape soon.

At its Feb. 15 meeting, City Council voted to accept the site plan for Townhomes at Seminole Isle, a 66-townhouse development to be built by Toll Brothers at 10000 Park Blvd. NOT

Construction of the 10 building development will complete the condominium and townhouse community. Seminole Isle is directly across from Lake Seminole Park on the south side of Park Boulevard.

Seminole Isle currently comprises 180 condominium units in six mid-rise buildings and 88 townhouses in 18 buildings. The existing condos and townhouses were built by Beazer Homes, which never reached an agreement to buy the land on the last lot under development.

The Seminole Isle building plan was originally intended to feature a higher overall density. But the latest construction replaces what was originally envisioned as a new cluster of six-story condominiums with three-story townhouse structures.

Toll estimates that prices for new townhouses will start at “$500,000.” No estimate was immediately available as to when the inauguration might take place.

Seminole Isle sits on 100 acres of land that was annexed by the city in 2000. The land was formerly occupied by Holiday Campground.

Blossom Lake Park

In other matters, it looks like Blossom Lake Park will soon get its long-promised upgrades to the trails and parking lot.

Council members voted unanimously to spend $568,513 on a 0.7 mile extension of the park’s current 0.3 mile trail and an expanded Blossom Lake parking lot. The trail will feature a few new exercise stations along its route.

The council previously approved the purchase of new playground equipment – ​​now installed – as well as two event pavilions, which could be in place by April. Safety Harbor subcontractor Harbor Contracting will handle the trail and parking improvements.

The work is part of an ongoing effort to beautify and add amenities to the so-called pocket park, a 200-acre parcel surrounded on all sides by residential properties. The project was launched in 2018, with neighborhood participation included in the planning process.

City Manager Ann Toney-Deal said there were no immediate plans to renovate the park’s restrooms.

The extension of the path is concreted. Public Works Manager Rodney Due said it is currently a cheaper paving material than asphalt, due to the high cost of the latter product’s petroleum content.

New engine

In another major story, council members voted unanimously to spend $577,673 to buy a fire truck. The 2022 Rosenbauer Commander, which is purchased from Minnesota-based Rosenbauer America, will replace a 2012 Pierce engine.

The board also voted unanimously to award a $6,000 contract to the Seminole-based Tampa Bay Pyro Squad for the Pow Wow festival fireworks. The festival is scheduled for March 11-13, and the fireworks are scheduled for 9 p.m. on March 12.

And in another unanimous vote, the council passed an order regarding the voluntary annexation of a residential property at 10122 109th St. N. The property was listed as an unincorporated Pinellas County tract.

The board will then meet on March 8, resuming its usual schedule of monthly meetings on the second and fourth Tuesdays. He had changed his schedule in February, to allow council members to travel to the state capital for legislative hearings on key bills progressing through Senate and House committees.

P&Z sends approved Park Place site plan to Council | Local News

By Site plan

The Planning and Zoning Commission voted unanimously to approve a site plan for the proposed Phases II and III of the downtown development known as Park Place.

The 6-0 vote came after a lengthy discussion of the plan with several caveats added to the recommendation.

In his presentation to the commission, Director of Development Services John Wesley identified some of the specific issues that he believes can be resolved during the construction plan review process. These include relocation of an SRP electrical box, size and location of solid waste enclosure, access around a water feature/pool (this will need to meet building code requirements ) and all required site plan pages will need to be resubmitted for plan approval.

Wesley said the plan appears to meet the technical requirements of applicable regulations. However, he said there are concerns about meeting the intent of the City’s ordinances and plans for the streetscape of Avenue des Fontaines.

During the discussion, the members of the commission added stipulations related to the creation of continuity with phase I of the project along the avenue of the fountains. Developer Bart Shea said he intended to maintain this continuity by repainting all buildings to look the same.

Commissioners also requested that a “green space” or art walk at the south end of Phase III allow for a large open space extension of the Centennial Circle into the Community Center, Library/Museum Campus. It was suggested that a shared parking arrangement with existing features be explored to allow for expansion of open space.

The overall development of Park Place was approved in 2016 by the city council with a development plan that includes three construction phases. The plan consisted of five buildings with up to 420 units and 43,000 square feet of retail space on the ground floor.

The first phase of the plan was completed in late 2017 and includes two four-story buildings with 230 residential units (apartments) and 35,000 square feet of retail space on the ground floor.

The proposed total number of residential units has been reduced to approximately 380 and 41,000 square feet of retail space.

The envisioned Phase II would run east along Avenue des Fontaines from the eastern end of Phase I to the Saguaro Boulevard intersection. Building E would be to the west with Building F around the corner and south on Saguaro. There should be around 72 residential units included in the second phase. There would be underground parking accessible from the west end. An entrance on Fountain Avenue would separate Buildings E and F with an amenity area passing over the driveway connecting the buildings. Current plans show that the amenity area will include a lounge area with a covered balcony overlooking Avenue des Fontaines, a fitness area and a yoga room.

At this stage, it is unclear how the additional 6,000 square feet of commercial space required by the development agreement will be accommodated.

Phase III is a single residential unit building located off Verde River Drive behind the existing West Phase I building. It is also behind the Community Center.

The building is three stories high and originally planned for 102 units. However, the new plan incorporates two-story apartments for the second and third floors of this building.

The original development agreement calls for Phase III to include 130 additional public parking spaces for the city. This would be at the south end of the site with easy access to the community center campus. The Planning and Zoning Commission has expressed a willingness to relinquish a portion of this parking lot to allow for the expansion of a linear park between Centennial Circle and the intersection of Verde River Drive and Paul Nordin Drive. The council, however, had previously refused to consider a development amendment that would have allowed changes to this public parking requirement.

The site plan will be on the agenda of the municipal council at its regular meeting on Tuesday, March 1.

The Commission of the canton of Lyon approves the layout plan of Orchard Crossing at Erwin’s

By Site plan

After years of different housing development proposals for Erwin Orchards, one is almost a done deal.

The Township of Lyon Planning Commission has unanimously recommended final plan approval for the residential components of the Orchard Crossing development, which will include 121 single-family homes and 40 duplex homes on 77 acres.

Orchard operations are expected to continue unchanged for the time being.

Applicant Lombardo Homes’ overall development vision for the 181-acre property north and south of Silver Lake Road, west of Pontiac Trail, includes retain the existing cider house and part of the orchards on 104 acres while adding a bakery, tasting room and event center. These facilities will come back for site plan approval at a later date.

“This final review cleans up most of the elements and all of the final changes to the plan,” township planner Brian Keesey said during the commission’s Feb. 14 meeting. “Accompanied by the (planned development) agreement, it will cover all the intricacies, construction schedule, phasing, permitted uses, everything will be incorporated.”

Greg Windingland, vice president of land development for Lombardo Homes, explained that construction of the homes would be done in four phases as the homes are sold, but did not give a specific construction schedule. . He presented a schedule of water, sewer and road permits which had already been submitted to the competent bodies or which would be submitted by the end of April.

“We’re very proud of what we’ve come up with for this plan,” Windingland said. He thanked council and residents and added that he thought the developer had done a good job addressing previous concerns about the sustainability of the orchard, heavy traffic, a path to Kent Lake Primary School and protection of homes in the area.

Keesey said a crosswalk on Silver Lake Road was the only traffic issue yet to be resolved by the Oakland County Road Commission, which delayed the crosswalk until the development of orchard operations continues.

Other changes to the plan since last fall include an event center parking lot that will be partially paved instead of all gravel, a larger bakery/farmer’s market, and the possibility of a drive-thru that would surround the 5,000 square foot building.

The drive-thru has raised concerns, as Commissioner Carl Towne noted it could “become a hazard with 8,000 people there and madness and children… I want barriers to make sure it there are no little children being hit. I’m not against it, I just want it to be safe.

Continued:Residents of the canton of Lyon can vote on the location of the new library during the open house

Continued:Livonia Red Gymnastics, South Lyon East Competitive Victory Conference Meets

Overall, the commissioners were satisfied with the plan.

“We placed great faith in the planner and the engineer,” Commissioner Jim Chuck said. “The next phase is the exploitation of the orchard. We worked on it for a long time, I like what I see. I have no worries that it won’t turn out that way.”

Peter Blake, co-owner of Blake’s Orchard with whom Lombardo negotiated to take over orchard operations on the property, confirmed that no contract had been signed, but he remained delighted to work with Lombardo’s team and be part of of the Community of Canton of Lyon.

“We think we know pretty well how to make this community proud,” Blake said. “If we have to do something, we’ll do it right. We have been here before and know the obstacles that can arise and we also know how to overcome them… We cannot have all the power from the start, it takes time, but we have a plan.

Contact reporter Susan Bromley at [email protected] or 517-281-2412. Follow her on Twitter @SusanBromley10.

Indian Land SC New Home Subdivision Self Storage Site Plan

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Lancaster County

Two proposals to further develop Indian lands are in the works, although neither has clearly sailed to the necessary approvals.

Both projects will go before the Lancaster County Planning Commission when the group meets on February 15. Both involve proposed zoning changes for higher density development, one residential and the other commercial.

The owners have submitted a rezoning application for 38 acres on Harrisburg Road to create a new residential development. The Llewellyn development would be on the west side of Harrisburg, opposite Estates at Covington. The application does not list a number of proposed houses. The requested zoning change is from low density to medium density residential.

The property includes land at the southwest corner of Harrisburg and Barberville roads. County staff advise against the zoning change. The planning commission will receive its recommendation before Lancaster County Council makes the final decision.

In another move, Panhandle Partners has requested the rezoning of almost 10 acres on Charlotte Highway across from Arrowhead Road to allow for a self-storage facility. The vacant property is just south of Southern Paws Animal Hospital between US 521 and Charles Pettus Road. The application mentions office and retail uses in addition to storage.

Plans submitted for what is called Indian Land Storage show the main access from Charlotte Highway to three buildings. An approximately 30,000 square foot building and parking lot and a 10,000 square foot building are located at the front of the development. A two-story, 70,000 square foot building sits farther back. The plan also shows a row of covered parking lots 45 feet deep and two uncovered rows at 35 and 45 feet deep.

County staff also advise against the storage site plan, due to higher density commercial development in the requested zoning district. It will also go to the town planning commission, then to the county council.

Related stories from the Rock Hill Herald

John Marks graduated from Furman University in 2004 and joined the Herald in 2005. He covers community growth, municipalities, transportation and education primarily in York and Lancaster counties. The Fort Mill native has won dozens of South Carolina Press Association awards and several President McClatchy Awards for news coverage in Fort Mill and Lake Wylie.
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Site map approved for Hy-Vee grocery store

By Site plan

By Kevin Boneske
Editor-in-chief


ASHWAUBENON – A site map for an Iowa-based supermarket chain having a retail grocery store inside the old Shopko in Bay Park Square was approved on Tuesday, Jan. 4 by the village sitemap review committee.

Community Development Director Aaron Schuette said Hy-Vee will maintain the existing 125,000 square foot building footprint with some facade upgrades.

He said there would be two drive-thru points on the north side of the buildings, one for a “click and choose” location, where groceries ordered online can be picked up, and the other for the pharmacy.

Schuette said the west side of the building facing Oneida Street will have a patio at the south end for a bar and food court.

He said an additional condition of approval requires Hy-Vee and Simon Property Group, which operates the mall, to continue working on the details of the parking lot.

Schuette said Hy-Vee will need to submit a separate sign permit application for review and modification of the unit’s planned development, if necessary.

“The revision of the site plan does not take into account the signage,” he said. “Signage will be authorized separately and all approvals beyond, if necessary. “

John Brehm, director of site planning at Hy-Vee, said in December that the company plans to open the grocery store this fall.

“Typical opening hours are 6 am to midnight,” Brehm said. “We anticipate that the store will employ 100 full-time and 300 part-time employees. “

The village council previously approved a Class B beer / Class B alcohol permit for a bar / dining room / patio at this location.

The company also applied for a Class A beer / Class A alcohol license to allow the sale of wine and spirits in the grocery store for off-premises alcohol consumption.

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

By Site development

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Amazon’s second plant begins site development in Schodack, neighbors still worried

By Site development

Zoning plans for a second Amazon facility at Schodack with 400 jobs have been approved by the city, and site work to clean up the 56-acre plot on Route 150 is underway. The 278,000-square-foot warehouse and truck terminal the company hopes to build is currently undergoing a final review by the city’s construction department.

Gary Ziegler, home inspector and code enforcement officer for Schodack, said the department is awaiting a response from engineers and some questions still remain unresolved.

The property has obtained a site development permit, according to Nadine Fuda, the city’s director of planning and zoning, who said a final approval from the building department could take two to three weeks depending on the process. of the exam. However, the site is already being cleaned up.

The planning department noted that Amazon aims to complete construction by fall 2022 and then hire around 400 people there.

The company’s existing distribution center employs approximately 1,000 full people.


Fuda said St. Louis-based general contractor ARCO was chosen to oversee the development of the property, but a local preparation company was added to the mix. Amazon leases the property to Scannell Properties, a private real estate development company headquartered in Indiana. Land records show that Scannell Properties purchased the land from Snook Materials Group LLC for $ 2.79 million.

Scannell Properties declined to comment on the construction. An Amazon spokesperson said the company could not comment on its potential plans.

This project marks Amazon’s second company in the region. The multinational giant built a 1 million square foot distribution center on Route 9 in 2020.

The soon-to-be-developed land is located close to highways 9 and 20 across from the Birchwood Estates neighborhood. The neighborhood owners association opposed the first construction but failed to block it.

Fuda said she had not received any recent complaints from the association or neighbors. Robert Jansing, a member of the Birchwood Association, however, said he and others remained “concerned” about the next distribution center.

Noisy land clearing, long-term effects on the city’s drinking water, and increased traffic and accidents are among the association’s concerns regarding the new facility. Jansing said lost tractor-trailers made illegal U-turns in the neighborhood, smashed lawns, caused property damage and woke residents from their sleep while slamming over speed bumps in the parking lot at night.

“No one expected to live sandwiched between two huge facilities when they bought their home,” Jansing said. “The owners are the ones who face the daily problems. Building another and dealing with construction noise for months is impractical, but safety and quality of life should not be compromised.

“The Association will continue to monitor the situation to ensure that the conditions for approval are met and will consult with representation if (the) need arises,” he added.

Site plan recommendations for the new Mount Forest grocery store will be presented to council

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NORTH WELLINGTON – The final recommendation report for a new Sobeys Motherland in Mount Forest will be presented to council on Monday.

The proponent and the applicant have submitted a revised site plan which includes a proposed intersection with signage, a revised internal parking lot design and a proposed separate entrance for horses and strollers from Industrial Drive. The proposed site plan was accompanied by an updated traffic report.

The revised presentation was provided in response to departmental and agency comments.

Planning staff have reviewed the revised site plan and found it to be in accordance with provincial policy and consistent with the Wellington County Official Plan.

The proposed site plan location is at 503 and 515 Main Street, where the beer store and Peavey Mart are located on the property and are expected to remain.

Similar to the previous version of the sitemap, the revised sitemap includes:

The proposed changes are as follows:

Stormwater management is the primary concern of the report, as stormwater drainage flows through the affected property.

Currently, the Applicant is working with Waste Management to secure a drainage easement across the property. The easement will need to be secured / permanently established prior to approval of the site plan for the grocery store and restaurant.

The board is to decide whether or not the developer should continue with the proposed development at Monday’s meeting.

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

By Site plan

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

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

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

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

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

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

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

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

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

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Jackson Zoning Board Approves Site Plan for Townhouses on Harmony Road

By Site plan

JACKSON – Members of the Jackson Zoning Board of Adjustment have granted preliminary and final major site plan approval to an application that proposed the construction of 202 townhouses on Harmony Road.

The Zoning Board approved a use waiver for the applicant, Hyson Estates LLC / Grand Harmony, in February 2020.

The applicant returned this year to seek approval of the site plan. Testimony was provided on August 18, and the request was presented at the October 20 board meeting, when the testimony ended and site plan approval was granted.

Following the conclusion of the testimony, a motion was made to grant preliminary and final approval of the major site plan and council members James Hurley, Toniann Comello, Michelle Russell, Lynne Bradley and Steve Costanzo voted “yes On the motion.

The 202 units will be spread over 10 buildings with 10 townhouses; six buildings with eight row houses; and nine buildings with six row houses. Evidence provided by representatives of the Applicant indicates that there will be 92 two-bedroom townhouses and 110 three-bedroom townhouses. They said 40 units will be designated as affordable housing.

Affordable housing is defined as housing that is sold or rented at below market rates to individuals and families whose income meets certain guidelines. New Jersey municipalities are under court order to provide affordable housing development opportunities within their borders.

Lawyer Adam Pfeffer and Engineer Bill Stevens represented the plaintiff at the October 20 meeting.

Stevens said the parking plan has been revised to ensure there will be sufficient parking in the development. He noted that there had been a discussion on this issue in August.

Initially, the driveway offered for each unit at the market rate was 18 feet wide, and each townhouse had a two-car garage and a two-car driveway.

Each driveway has been widened to 20 feet, so each market rate unit now offers 3.5 off-street parking spaces where 2.5 spaces are needed, Stevens said.

With respect to on-street parking, the applicant proposed 32-foot-wide roads in the development.

“This is done on purpose to allow open space and allow parking on either side of the street where it is available. However, according to the site map… the possibilities for on-street parking are certainly limited. However, we would like to continue to be allowed to have on-street parking where it is available, but it is not included in our parking tables, ”Stevens said.

The project requires 494 parking spaces. The applicant provides 711 parking spaces.

Affordable housing will be at the center of the 10-unit buildings.

“These units each have a parking space in front of the unit itself. The (residents) would then use off-street parking elsewhere on the site for any (other vehicles) they might have.

“The board was concerned with the location of some of the off-street parking that we provided. So we went in and revised the plan to add additional off-street parking near the 10-unit buildings to address that particular concern, ”Stevens said.

There will be a club house in the development with 44 parking spaces.

“The parking provided exceeds what is required for the clubhouse, but frankly it is our hope and our design for this project to be designed to be a walkable project.

“We think this is a special project and we hope that people will use the walking trails that we have added to this project and that the parking lot at the clubhouse will only be used in unusual circumstances,” said Stevens said.

As part of the request, improvements will be made to Harmony Road with regard to sidewalks and curbs, according to the testimony provided.

Council greenlights site master plan for new Civic Hospital

By Site plan

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

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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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Rezoning, site plan approved for Maplewood Meats

By Site plan

By Kevin Boneske
Editor-in-chief


HOWARD – An application by T-Bone Investments to rezone two parcels along Milltown Road, from R-5 Rural Estate Residential to B-2 Highway Commercial, was approved last month by the Village council.

The Howard Plan Commission recommended the zoning change a week earlier, when it also supported a site plan for Maplewood Meats for the construction of a parking lot and the Evergreen Avenue connection proposed by the Department of Wisconsin Transportation and Milltown Road – part of which will be vacated by DOT and the Village – and reconfigure and expand the main parking lot west of Maplewood Meats.

Community Development Director Dave Wiese said the project is intended to stay ahead of the construction of the State Highway 29 / County VV interchange.

“The village will have to evacuate certain rights-of-way,” he said. “There are going to have to be some improvements. Things are going to have to be, obviously, buttoned up.”

Wiese said the project is consistent with the development of the region.

“Their long term plan was to develop the property,” he said.

Devin Winter of Excel Engineering spoke on behalf of the project last month, when he told the panel that the two parcels under zoning are on the north side of the existing Milltown Road.

“What is happening is that the requester more or less makes the connection from the project, or what is currently under construction as Evergreen (Avenue), by connecting to what is the existing Milltown Road for a connection to their existing parking lot. ” he said.

Winter said the part of Milltown Road vacated will be divided among the landowners.

“The north side would then be a trailer / truck parking lot (zone), with additional vehicle parking to the north – future expansion in the north for future expansion in the east,” he said. “And then, as part of that as well, there would be an extension of the parking lot of their main facility, which they currently have right now, and then resolving the grading and storm water issues as part of the project. . “

Village president Burt McIntyre said he was excited about the project.

“I know (Maplewood Meats) has been trying to grow for a while, and you want to get that cork out of the bottle,” he said.

Planning committee approves master plan for future Civic hospital site

By Site plan

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A two-day planning committee meeting ended Monday with a 6: 2 vote in favor of a site master plan for the future Civic Hospital at the Central Experimental Farm.

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The committee’s approval is one of many steps the Ottawa Hospital will need to take as it develops the $ 2.8 billion health care center at the east end of the farm near the Dow’s Lake. The new hospital, which will replace the existing Civic campus on Carling Avenue, is expected to open in 2028.

After hearing from dozens of public delegates on Friday, many of whom are still bitter about the site selection process, committee members waited until Monday to vote on the site map.

While the committee overwhelmingly supported the proposed site plan, several advisers predicted that there will be significant work to define the look and feel of the new hospital.

A major unresolved issue is how the hospital will be connected to the expanded Trillium Line, whose renovated Dow’s Lake station will be located on the north side of busy Carling Avenue.

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Stephen Willis, the city’s director general responsible for planning and infrastructure, said an underground pedestrian connection and an overpass are possible options to connect the hospital to the station, but that there might not be any decision before two or three years on which to build.

The hospital’s intention to build a four-story parking lot by 2024 is also of concern near the intersection of Carling Avenue and Preston Street. Willis said the hospital would cover up the Dows Lake scenic area garage.

  1. A June archive photo of The Ottawa Hospital Civic Campus.

    Egan: We “settled” on the new Civic; no wonder long faces

  2. Basic design concept for The Ottawa Hospital's new Civic campus, on land currently part of the Central Experimental Farm.  (Dow's Lake is in the foreground. The current hospital campus can be seen in the background, at the top of the photo.)

    Adam: The hospital will be built. Focus on protecting the rest of the Ottawa Central Experimental Farm

County of the river. Riley Brockington, whose department covers most of the hospital project site, said the Central Experimental Farm was “vulnerable” and that he wanted the federal government to prevent further deterioration of the open space.

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“The farm is not protected from development,” Brockington warned while calling for federal law to protect the farm. The committee unanimously agreed.

The city may already have the ear of the government. New Liberal Ottawa Center MP Yasir Naqvi made the legislative protection of the Central Experimental Farm part of his platform during the recent federal election campaign.

It’s important to integrate the new hospital into the surrounding green space, Rideau-Goulbourn council said. Scott Moffatt, who co-chairs the planning committee.

Moffatt said healthcare workers working under severe stress deserved access to a natural environment, not a “concrete jungle”. The mental health of employees at the new health facility should be part of the decision making that goes into planning for the hospital project, Moffatt said.

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Kitchissippi County. Jeff Leiper and Capital Co. Shawn Menard voted against the site plan, but received unanimous support for motions in amendment related to access to public transit, cycling infrastructure, tree planting and community consultation on transportation issues.

Menard lamented the “undemocratic” way in which the land was chosen for the new hospital. He argued that the site plan falls short of what the board expected to see presented by The Ottawa Hospital.

Committee members voting in favor of the site plan were Glen Gower, Catherine Kitts, Jean Cloutier, Tim Tierney, Brockington and Moffatt. Laura Dudas and Allan Hubley were not present for the vote.

The board will be invited to support the hospital’s sitemap at a meeting on October 13.

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3005 Bloor West Moves Forward with Request for Site Plan Approval

By Site plan

Plans for a 7-storey mixed-use building at 3005 Bloor Street West in the Kingsway area of ​​Etobicoke have moved forward. The development is located southwest of Bloor and Humbervale Boulevard, on the block east of Royal York Road. In November 2017, Bousfields Inc. filed a zoning change request on behalf of One Properties with the City of Toronto to allow for development of the site, and in July of this year, the developers submitted a request for approval of the updated sitemap.

Looking southwest to 3005 Bloor Street West, designed by Turner Fleischer Architects for One Properties

The site is currently occupied by a 2-storey building – a car detailing center on the first floor and commercial uses on the second floor – with surface parking. A 6-storey mixed-use building is located immediately to the west of the site, at the southeast corner of the intersection of Bloor Street West and Royal York Road, while single-storey and two-storey detached houses make up the district to the south. (One Properties also owns a single family home to the south at 14 Humbervale; this is not part of this application.) To the north and east of the site along Bloor Street West are mostly 1 and 2 story buildings. occupied by retailers and restaurants, sometimes with residential rental units above.

Residents can walk to Royal York Tube station in minutes, while several bus lines run north or south of the station.

Context of the 3005 Bloor Street West sector, image of Bousfields Inc.

The proposed 7-story mixed-use building that would replace the current building and parking lot is designed by Turner Fleischer Architects. The total gross floor area is 5,508 m². The mixed-use building faces Bloor with a 4-story podium, consistent with the height of the building immediately to the west, and is set back 2.4 meters from a new north property line (0.4 meters along the northern edge of the property are underway the City for a road widening allowance). Floors 2 to 6 overlook the setback by 1.2 meters, while floor 7 retreats 1.5 meters from the 6th. Approximately 532 m² of retail space in two units will face the sidewalk of Bloor Street.

South to 3005 Bloor Street West, designed by Turner Fleischer Architects for ONE Properties

The proposal includes 51 residential units in total, with a mix of 28 one-bedroom plus units (55%), 17 two-bedroom units (33%) and 6 three-bedroom units (12%).

Looking northwest across Humbervale Boulevard to 3005 Bloor Street West, designed by Turner Fleischer Architects for ONE Properties

Vehicle access to the site is via a private driveway connected to Boulevard Humbervale on the south side of the building. A total of 60 parking spaces – 49 for residents, 6 for visitors and 5 for retail – as well as 37 bicycle parking spaces are included on two underground levels. 6 short-term bicycle spaces are provided at ground level.

You can read more about our database file for the project, linked below. If you wish, you can join the conversation in the discussion thread associated with the project forum or leave a comment in the space provided on this page.

* * *

UrbanToronto offers a new way to track projects on a daily basis throughout the planning process. Sign up for a free trial of our New Development Insider here.

Pep Boys’ final Spring Hill site project to be voted on next month

By Site plan

A new Pep Boys auto parts store is reaching final approval stage with site plans to be voted on by the Spring Hill Planning Commission next month.

The commission examined the site plan proposed on Monday during its working session in September. If approved, the 7,500 square foot facility and parking lot will be built on undeveloped land at the intersection of Spring Hill Circle and Wilkes Court.

According to the Spring Hill planning staff report to the site, a traffic impact study conducted on August 16 concluded that the Pep Boys are not expected to negatively impact traffic near the area. However, current demand has not indicated a 25-foot shared access drive on the site.

The current plan also includes a 15 foot buffer zone that aligns with a neighboring residential neighborhood, as well as a “tree protection plan” that will preserve existing trees along the north and west property lines.

After meeting with city staff on September 15, planning staff concluded that applicant SEC Inc. should make revisions indicating the shared access drive by October 4.

During discussion of the proposal, Alderman Matt Fitterer said a neighboring landowner to the south had expressed “some reservations” about the project, although details were not given. Although the owner in question is set to meet with city staff ahead of next month’s voting meeting to discuss these concerns.

The installer also disagreed with the design of the site plan, which would place the facility’s transformer at the front of the store, facing an artery. He also had issues with the amount of red paint that will be used on the exterior of the building.

“I think it’s poorly shielded at best, and it would be better to put the transformer in an area a little less visible. If we’re going to leave it up front, it definitely needs better shielding. ‘after what we see, “said the editor. “And I know you’ve toned down the red in the elevations, but we still have a little bit of red in there. I’m not sure how well it’s up to our development standards, so I’m going to ask you to review. this too.”

Planning Commission chairman Jonathan Duda echoed Fitterer’s concerns about the use of red, particularly on one of the vehicle bay doors.

“I don’t understand the need for a bay to have a red garage door, and I encourage you to check out our design review, which prescribes natural tones, at least for that bay,” Duda said. “The other colors are your earth and appropriate, I would say.”

A Pep Boys auto store is located at the intersection of Spring Hill Circle and Wilkes Court.  Its site plan is currently under review by the Spring Hill Planning Commission, with some disputing the design of the facility, which would include a red garage door.

Dave Herbeck, SEC representative, said changing the colors of the bay gate “won’t be a problem” and the decision to teach bright red as outlined in the plan has been implemented.

“[Changing] the garage door is fine, ”Herbeck said. “We lowered the color a few shades, gave it a more matte finish. It looks brighter on [the plan] than the real color. If we have to go a little further, that’s fine, or if we have to do a little less, that’s fine too. “

Duda reiterated that the red on the building and the mark is “perfectly fine” and that the proposed red garage door was the main concern. Duda also expressed to the applicant the need for good communication between neighboring owners regarding the coordination of construction access to the property.

“We have other interconnectivity challenges by Popeye, and it’s not unique, but having a connection between properties is first and foremost what we need to make sure that happens, whether it’s your use or that. from someone else on this property, ”Duda said.

The claimant noted that he had contacted neighboring landowners and that the provision of an access easement in adjacent properties was a prerequisite for submitting the Pep Boys claim to municipal staff.

The proposed installation for the Pep Boys will appear again at the Planning Committee’s regular voting meeting on October 11.

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.

Planners OK Healthy Living Campus site map for central Batavia | Top story

By Site plan

BATAVIA – The site plan for a $ 30 million healthy living downtown campus has the blessing of the city’s planning and development committee, but not unanimously.

The committee approved the 3-1 site plan tonight, with committee member David Beatty voting against. Ed Flynn, Rebecca Cohen and John Ognibene voted for it. The project, a partnership of the YMCA and Rochester-Regional Health-United Memorial Medical Center, will include a new state-of-the-art wellness center, indoor pool, group exercise studios and a gymnasium with a walking / running track. indoor foot, teaching kitchen, indoor play area, youth areas, lounge and meeting rooms. The partnership with UMMC will provide primary care, behavioral health services / crisis intervention, integration of telemedicine, cancer prevention services, chronic disease support services and education services , all in the same establishment. The facility would include a 69,420 square foot two-story building to house the YMCA with medical offices. The site is located at 211 and 213 East Main St., 1-9 Wiard St. and is part of 211 1/2 East Main Rear.

“We didn’t add any additional walls or trees or anything like that,” said project manager David Ciurzynski of Ciurzynski Consulting, LLC. After the meeting, Ciurzynski said his company made sure there were enough bushes and trees along the west and south sides of GO ART! as a buffer.

During the meeting, the committee received a letter from GO ART! in which GO ART! Executive director Gregory Hallock referred to a landscaping plan, Beatty said. The plan came from architectural, engineering and planning firm Clark Patterson Lee.

“It would be nice if the committee actually saw this plan. “I’ve never seen this shot,” Beatty said. “This is a plan that was presented to Mr. Hallock. I understand he has a different landscaping plan and a different parking plan.

Ciurzynski said this plan is much more elaborate than his company’s one.

“We are not going forward with this for budgetary reasons,” he said. “The plan you have is the plan we are moving forward with. What we’ve shown is within our budget and what we can do, and has proper buffering on the back (of GO ART!). While I understand that he (Hallock) may desire something more, it is technically not his property. We have to be the best possible neighbors, but we also have to manage our budget. “

When asked if what Hallock saw of Clark Patterson Lee was an initial plan, Ciurzynski replied that they had discussed a bunch of concepts, but nothing that was really a plan.

“We never came up with this plan because we looked at the concepts and priced it and it just wasn’t doable,” Ciurzynski said.

In a public hearing at the previous Planning and Development Committee meeting on August 17, residents raised concerns about access to the campus through Summit Street. The committee recommended removing the entrance / exit from Summit Street.

Tonight Ciurzynski said access from that street has been removed from the sitemap.

“Now that we have the sitemap (approval) there is speed to come,” he said after the meeting. Ciurzynski hopes to have the construction documents completed later this fall and start demolishing Cary Hall before the end of 2021. The goal is to begin construction in earnest in the spring of 2022.

“It’s going to take about 20 months to get it all through – a little over a year and a half, minimum,” he said.

Traffic will arrive on Bank Street, head towards Washington Avenue. When traffic leaves campus, it will exit onto Washington Avenue and then either Bank Street or Summit Street back to Main Street, he said.

As for voting against approving the sitemap, Beatty said project developers are missing an opportunity to better develop the entire site.

“The parking lots in general … they are a bit outdated in a way. We have a changing society and changing demographics. People drive less, ”he said. “I think it’s a key building going up here in Batavia, a key building on Main Street. I think they’re missing out on an opportunity to really develop what they call a campus. You still have a building and a parking lot. I think it could have been a lot more, if they had thought of the whole site.

Beatty said GO ART! was a critical component and those responsible for the project compromised with GO ART !, but did not go far enough.

The committee also noted this evening that the project would not have a significant negative impact on the environment.

Planning Council approves site plan for 7-story apartment tower in Kelley Square

By Site plan

WORCESTER – The planning board on Wednesday approved a final site plan for the redevelopment of the Table Talk Pie complex in Kelley Square into a mix of housing and retail.

The board of directors voted unanimously to approve the first phase of Boston Capital’s plans to redevelop the four-acre parcel, which includes the construction of a seven-story apartment complex in which the 83 units will be affordable.

The plan Boston Capital presented on Wednesday actually reflected an increase in the number of units from the 77 it predicted when it first applied to the Town Planning Council for approval of a final site plan.

Attorney Todd Rodman told the Planning Board that Boston Capital added the additional units after discussing its plans with the state.

The Table Talk Pies building in Kelley Square in Worcester.

Boston Capital will seek state social housing tax credits on the project and is in talks with the city to receive federal HOME funds.

Rich Mazzocchi of Boston Capital

Rich Mazzocchi of Boston Capital said the site’s comprehensive master plan includes approximately 400 housing units and 40,000 square feet of retail space.

Mazzocchi said the apartment tower planned for the first phase of the project will consist of a mix of studios and one-bedroom, two-bedroom and three-bedroom units. The units will be priced at 60% of the region’s median income, which he says is the US standard for housing and urban development for affordable housing. He said that for a family of four in Worcester, that works out to a total income of around $ 98,000.

The development includes the creation of Spruce Street, which in Boston Capital’s plans is one-way from Washington Street to Green Street. Mazzocchi said the development extends the character of the canal district and complements other ongoing developments in the district as well as existing businesses.

David Sullivan of the Worcester Regional Chamber of Commerce said the chamber fully supports Boston Capital’s plans. He said greater density in the neighborhood would lead to continued economic development, and he supported the promotion of more affordable housing.

‘Charm of a HLM tower’

Allen Fletcher, who lives in the old Ash Street school and who developed the Worcester Public Market across the street, said the first phase of development “has all the charm of a high-rise public housing “and that the Spruce Street proposal represented a wasted opportunity. to inject some human scale development at street level into the project.

Fletcher said he and others in the Canal District had been advised by Boston Capital that there would be a mixed-use development and that downstairs retail would be coming, and none of those- this is only offered in the first phase of development.

And Dino Lorusso, owner of Crompton Place on Green Street, said the development, with fewer parking spaces than residents, would only add to parking problems in the Canal District.

Lorusso said the city’s installation of a parking meter across the neighborhood has increased the cost of parking for company employees and neighborhood residents. He said people are currently paying $ 175 to $ 200 a month for private spots; he estimated that once the Boston Capital project is completed, that bonus will increase to $ 300 to $ 500 per month.

Industrial style of the neighborhood

Mazzocchi has said he respectfully disagrees with Fletcher and Lorusso. He said he believed the design, which includes elements of brickwork, metal panels and cement board, respects the industrial style of the neighborhood.

Mazzocchi said the 40,000 square feet of retail space planned for the full construction of the project is a significant amount. He said that in the COVID-19 era, he was not sure the neighborhood would be able to absorb 40,000 square feet of retail at a time.

And, added Mazzocchi, there is little room to create a parking lot. But he believed there was enough to support this project. He noted that there is indoor bicycle parking and said the project is proposed in a pedestrian zone, close to large employers and Union Station.

Planning Board members also expressed some concerns about the aesthetics of the proposed seven-story building and wanted to see a more elaborate plan to activate the new stretch of Spruce Street, but were pleased to see a proposed affordable housing development. in the project context.

Mazzocchi said Boston Capital plans to acquire the Table Talk site early next year, when the pie-making company moves to a new headquarters. currently under construction near South Worcester Industrial Park.

Site map of old DRB approved mall, sign refused | Local news

By Site plan

BRATTLEBORO – Site plans for Vermont Market Place, the former outlet center at Exit 1, have been approved by the Development Review Board by a 6-0 vote.

Another unanimous vote at the August 18 council hearing requires real estate owner Vermont RE Development LLC to comply with a sign zoning ordinance within one year. Zoning administrator Brian Bannon said the existing sign is too tall, too tall, and cannot be lit inside.

“The property came with the sign which was apparently installed in the 90s,” said Paul Belogour, president of the company. (He also owns Vermont News and Media LLC, a new company that acquired the Reformer in May along with Bennington Banner and Manchester Journal.)

Updates to the sign along Canal Street included removing the Outlet Center’s name and adding a Vermont Market Place logo to it with black paint. The sign could not have been “grandfather” under zoning ordinances if the property had not changed, Bannon said.

With construction underway for the property’s renovations, Bannon suggested letting the sign stay in place for one to two years. Belogour asked for a year, expressing hope to change the city’s zoning to allow for a larger sign.

“I think it helps businesses to be easily found by people who are new to the area,” Belogour said, adding that the sign for the nearby gas station “is visible”. Everything else is not. It will only help local businesses.

The site plan calls for the construction of a new parking area and new sidewalks, as well as improved access, landscaping and lighting. Access between the property and the Burger King parking lot will remain.

Alan Saucier, vice president of Pathways Consulting LLC, said the plan is to meet local zoning requirements on the parking lot by having 190 spaces. Saucier had around 116 to 120 seats at the time of the hearing and said the property must have at least 155 seats.

State stormwater regulations will be followed and project managers are working with the state to repair a ditch to allow drainage for the property, Saucier said.

To meet the city’s requirements, the plan is to have seven electric vehicle stations in the parking lot.

The board’s approval for the site plan included conditions requiring the company to ask Bannon to review and approve any minor changes necessary to meet Vermont Transportation Agency requirements for ‘access, as well as any changes to the location of electric vehicle chargers and landscaping. Long rows of parking spaces shall be separated by additional landscaped islands on the south and east sides, with one islet on the east row and three on the south side.

Belogour thanked the board of directors and the city. After Saucier said town staff were very helpful throughout the licensing process, Bannon called the project “awesome.”

“It’s really exciting to see you doing this,” he said.

Griffindell subdivision site plan refused – clemmonscourier

By Site plan

Clemmons Council Responds to Senate Proposal on Bill 105

By Jim Buice
For Clemmons courier

A major preliminary subdivision presented for Griffindell, an 18-lot, 9.7-acre single-family development project off Idols Road that was filed in late June after receiving mixed reviews from Clemmons Village Council, has resurfaced at the Monday night meeting but failed to get the votes to continue.

Points of contention for Zoning File C-21-001 included a request by applicant staff to install curbs and gutters as well as provide direct access from the subdivision to Idols Road. At the time, Greg Garrett, an engineer representing the plaintiff, said the addition of an access road to Idols Road was a “break in business” but that he could work with the sidewalk part and gutter of the dead end.

At Monday night’s meeting, he reiterated that he was still unwilling to build a road to Idols Road, but would make sidewalks and gutters.

“I took all of your comments to heart and have worked ever since to try to figure it out,” said Garrett, who has looked at other alternatives, such as building townhouses to help remove stormwater. . “We’ve done everything we can, but we can’t go to Idols Road. “

The final vote to reject the sitemap was 3-2 with board members Scott Binkley and Chris Wrights opposing.

“I understand the concerns that the developer will only have one way in and out,” Wrights said. “The problem I’m having is that we don’t have an ordinance that requires it to have a second route of entry or exit due to the scale of its development. We have approved much larger developments with one entry and one exit. My biggest thing is just to be consistent in our decisions.

City Councilor Michelle Barson said her vote was not entirely based on secondary access, and Mayor John Wait said he had been “inundated with emails” opposed to the project.

On another agenda item, Wes Kimbrell, stormwater engineer, spoke about knowledge of Senate Bill 105 and how it “places restrictions and regulations on local governments and what they are allowed to do and apply against development in the future ”.

“The more people who oppose this, the better it will go. I urge everyone to go and see Senate Bill 105.

Kimbrell said Clemmons “took a significant step forward in our ordinances by becoming one of the state’s strictest stormwater groups for development, and we did so in an effort to protect our citizens.” and that this bill would essentially eliminate the village stormwater program, with the exception of the part on water quality.

“If this bill goes into effect, we’re going to have flooding everywhere,” City Councilor Mary Cameron said, to which Kimbrell agreed.

Mayor John Wait said he was frustrated with the state government systematically trying to dismantle the power of local governments.

“I’m really fed up with the General Assembly thinking they can come and make whatever rules they want and enforce them across the state in every municipality instead of letting the people who actually live there make the decisions.” “, did he declare. “This is completely ridiculous.”

Clemmons has made stormwater a top priority with a long list of capital improvement projects on the books and committing most of the $ 6.6 million in funding from the US bailout fund to fix what has become a growing problem.

At the meeting, it was decided that the village would connect with other local municipalities and discuss developing a joint resolution and that council members Barson and Mike Rogers would head a committee to represent Clemmons in this matter. and other questions.

“I hope our citizens see that our battles aren’t just about developers,” City Councilor Mike Rogers said. “It’s with our own state legislature and even sometimes our own county commissioners.”

In other highlights from Monday night’s meeting, the board:

• During the public comment portion of the meeting, six residents opposed Forsyth County’s proposal to build a 50,000 square foot multi-purpose agricultural events center at Tanglewood Park. The council suggested that residents also make these comments to Forsyth County Commissioners and complete the online survey.

• Order approved 2021-15 Grant Ordinance to replace the Special Revenue Order for US bailout funds. Buffkin said that due to the census, the village will receive total funding of $ 6.6 million (instead of the original projection of $ 6.1 million) and that the first allocation of $ 3.3 million was received last month.

• I heard from Buffkin that the village has a sewer agreement with Parr Investments, but it is still in draft form at the moment. Parr received approval in the spring for a multi-family project, The Lake at Belmont, on Lewisville-Clemmons Road. Buffkin added that the Public Utilities Commission is ready to proceed when Clemmons receives an official check from Parr.

• Discussion with town planner Nasser Rahimzadeh on setting up an ad hoc committee to review parking lot parameters, including landscaping, and review processes for subdivisions, including the idea of ​​developing an ordinance on connectivity.

• Call for a public hearing for a zoning map change for real estate owned by Gateway West Apartments LLC from RS-40 (residential, single-family) to RM-18-S (residential, multi-family – special) at 2070 Lewisville-Clemmons Road of a 5.88 acre property (Zoning Docket C-240). Rahimzadeh said the Planning Council unanimously recommended the denial at last week’s meeting.

• Call for a public hearing for an amendment to the zoning map of real estate owned by 2020 MOJO LLC from PB-S (pedestrian business – special) to PB-S (pedestrian business – special) of a property containing 1,351 acres ( Zoning file C-243). Rahimzadeh said the Planning Council unanimously recommended approval at last week’s meeting.

• Call for a public hearing for an amendment to the zoning map to modify several sections of Chapter C of the Environmental Ordinance of the Unified Development Ordinances in order to strengthen the requirements for stormwater for health, public welfare and safety (Zoning Docket C-UDO-85).

Rahimzadeh said the Planning Council recommended approval by 6 to 1 at last week’s meeting.

• Adopted resolution 2021-R-11 after receiving a voluntary annexation petition to allow the clerk and attorney to work together to investigate the certificate of sufficiency for Mid-Atlantic Commercial Properties LLC’s claim for William Lindsay Vogler Jr. and Robert A Vogler, Milo & White Investments LLC (Cary White), Impulse Energy II LLC (Stanley L. Forester, Director) and Impulse Energy II LLC, covering 35.20 acres. Council will then convene a public hearing at the next meeting.

• I heard from Shannon Ford in the Marketing / Communications report that the Farmers Market continues to have an average of around 300 customers, despite the heat and the late summer vacation, every Saturday morning at the Jerry Long YMCA. In the events to come, another movie night in the village is scheduled for Saturday September 18, when “Night at the Museum” will be presented at the Y at sunset. The Dirty Dozen & Clemmons Bash is scheduled for Saturday September 25 at the Y, with registrations still open. And the Monster Dash & Goblin Hop will take place on Sunday, October 24 from 2 p.m. to 4 p.m. at Village Point Greenway. Ford said she was working on a revamped format for project listings on the village’s website.

• Approved the disposal of old files according to the retention schedule.

• Approval of the unsealing of the closed-door minutes of the board meetings from October 28, 2019 to August 23, 2021

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.

Planners Call for Changes to Healthy Living Campus Site Plan | Top story

By Site plan

BATAVIA – There will be another site plan change for Rochester Regional Health-United Memorial Medical Center and YMCA Healthy Living Campus ahead of city planning and development committee approval – removal of one entrance and an exit from Summit Street.

Project leaders will return at the next committee meeting, scheduled for September 21. The committee’s recommendation to remove the entrance / exit came on Tuesday after residents of Summit Street shared their concerns during a public hearing on the project.

“Those of us who live here are well aware of the heavy use of the street and understand that good access to and from our hospital is vital for Batavia and the rest of Genesee County,” said resident Richard Beatty. “The same goes for the YMCA. The project itself is just something we absolutely need in the city and I want to see it move forward.

Plans for the $ 30 million Healthy Living Campus – a collaboration between the YMCA and Rochester Regional Health-United Memorial Medical Center – include a new state-of-the-art wellness center, indoor pool, group and a gymnasium with indoor walking / running track, educational kitchen, indoor play area, youth areas, lounge and meeting rooms. The partnership with UMMC will provide primary care, behavioral health services / crisis intervention, integration of telemedicine, cancer prevention services, chronic disease support services and education services , all in the same establishment. The proposed new facility would include a 69,420 square foot two-story building to house the YMCA with medical offices, off-street parking and a new access point from Summit Street. The building would be located at 211 and 213 East Main St., 1-9 Wiard St. and part of 211 1/2 East Main Rear.

Beatty said he was against the Summit Street alley leading to campus.

“Our street has no other commercial lanes … Creating more traffic is not what we need here,” he said. “With the two-house entrance to St. Joseph’s School, another driveway would cause additional traffic and congestion, as well as more noise and more congestion. “

Residents Brian and Joan McCabe submitted a letter which was read by committee chair Duane Preston. They said in the letter that they were concerned about water runoff, lighting, traffic, noise, vehicle emissions and foot traffic.

Project manager David Ciurzynski of Ciurzynski Consulting, LLC said that with the parking lot redesign on Wiard Street, they would add drainage to the property to address some of these issues.

“Our analysis shows that we need to add drainage along Wiard Street… We’ll have to talk to the city about how we’re going to do this.”

Another letter came from resident Ellen Larson, who said runoff from snowmelt water was a threat to basements on both sides. With excessive traffic, vehicles may be backed up at least until 9 or 11 Summit St., waiting for the light to change.

“In addition, we have considerable bicycle and pedestrian traffic coming from many directions,” she wrote.

The planning and development committee asked if access to the Summit Street campus could be postponed for a year or two to see how things go. Ciurzynski said it was of concern to put the alley from Summit Street to campus on the back burner.

“By getting all the traffic out on Washington Avenue, what’s going to happen is people tend to turn right because it’s easy. They’re going to turn right, then turn right onto Summit Street, ”he said. “Now you put the traffic all the way down half of Summit Street, as opposed to that at the end of Summit Street and get everyone out on Main Street as quickly as possible. “

The other recommendation is that developers work with GO ART! concerning the court between GO ART! and the Office of Aging.

Earlier, Leslie Moma, a resident of Summit Street and member of GO ART! Board of Trustees, spoke about efforts to transform the yard into a more social space through a partnership with the Office for the Aging.

“It will allow GO ART! to provide different kinds of educational and social functions in this space, ”she said. “Our intention is to ensure that the parking provided for this space does not interfere with the yard and activities in the yard.

Moma said the board’s plans for using the yard include small concerts, public art receptions, weddings, and other events that can generate money for GO ART!

“If parking is present all the way to the corner of GO ART !, it means that headlights, noise, exhaust fumes, things of that nature that are an integral part of vehicle ownership will interfere with that space of the vehicle. court, ”she said. noted.

“The problem is that there are six spaces close to GO ART! This is where the problem comes in. The cars which circulate there, their lights will shine on all kinds of activities which take place in the courtyard of GO ART! David Beatty, Board Member, said: He asked Ciurzynski if eliminating six of the planned parking spaces on the west side of the new building near GO ART would be a possibility.

“You would keep everything else in your parking lot. You eliminate those six spaces. Your car park is always as it is now. You move further away from the activities of GO ART! by eliminating the six spaces.

Ciurzynski had suggested putting up a fence. Beatty suggested the landscaping would work, without the need for a fence.

“We have designed and redesigned several times. I would really like to stop the bleeding from my design budget, ”he said. “I’d rather spend time and effort developing the landscaping there rather than losing those six spots. We really believe that it is important for the operation of our establishment to have these places available not only for our customers …

Ciurzynski said those responsible for the project contacted GO ART! to try to develop a solution.

“We would like to continue working with them and come up with a plan before we eliminate anything,” he said. He said that creating a stamp would solve the problem of the headlights shining on GO ART! activities in the yard.

Ciurzynski said the parking plan on the west side of the new building provides for 25 spaces, including spaces for people with disabilities or less mobile than others.

“We have a strip of land there that would buffer this area to try to shelter as much light as possible,” he said.

Plan Commission approves site plan for farm and fleet | Business

By Site plan

The planning committee met last week and approved the site plan for the Blains’ arrival at 1771 Wisconsin Ave. The existing Shopko building will be renovated and used for the new store, but several additions and adjustments are planned.

“The proposed building modifications include three small building additions totaling 11,050 square feet, a 3,820 square foot double-track passage through the canopy and modifications to the east facade,” wrote community development director Jessica Wolff. in a report to the committee.

Additions are planned at the customer’s main entrance, another on the north side for the new auto service center and small engine repair area, and the third addition will be for additional storage space next to the docks. existing loading, also on the north side of buildings.

According to village information from Blain’s site plan submission, the company is also planning a 66,000 square foot gated outdoor retail space. The outdoor sales area will have an 8 foot aluminum fence on three sides and a 16 foot solid vinyl fence on one side where there will be 12 foot high pallet racks. The exterior sales area will have an automatic gate to allow entry and exit of approaching vehicles, according to village reports on the site map.

Wolff wrote in his Plan Commission report that the village had contracted a traffic impact study, which resulted in recommendations to extend the turn lanes at the entrances. Traffic analysis also recommended that the area be more guarded and that an additional traffic light with turn control may be required if further developments occur on adjacent properties.

“There will be a new driveway from Highland Drive in the outdoor sales area near the loading docks for deliveries only,” according to village documents.

The floor plan of the interior of the building showed that most of the space will be redeveloped for public retail areas, with about a quarter of the floor area running along the facade of the building and the northeast side designated for warehousing and store function.

Outside the building, the site plan showed the finish of the parking lot in front of the Shopko to the southeast, and the small parking lot to the northeast of the building was repaved and converted into a fenced outdoor sales area. The outdoor sales area would include a drive-thru path for customers.

There were also five conditional use permit applications for Blain’s new farm and fleet approved by the Planning Commission last week. The permits were for inside sales and service; drive-thru and in-vehicle sales; maintenance and repair of vehicles and small engines; automotive related sales; and accessory enclosed outdoor storage.

According to company information, Blain plans to begin construction on the site this fall and to open the new farm and fleet in the fall of 2022. Once open, hours are scheduled from 8 am to 8 pm. Monday to Saturday and 9 a.m. to 6 p.m. on Sunday.

The plan further stated that there would be two shifts per day, with up to 45 people per shift. Blain’s estimates the maximum number of customers in a day at 6,000, based on Black Friday estimates.

Dexter Planning Commission reviews final site plan for new condos

By Site plan

By Doug Marrin, STN reporter

At its meeting on August 2, 2021, the Dexter Planning Commission reviewed the final site plan for Millennium Place.

The proposed condo development is located on Grand St across from Grandview Commons, and developer Marhofer Campbell Development Company LLC builds the condos with active adults and professionals in mind.

Millennium Place will be located at 7960 and 7956 Grand St, across from Grandview Commons. Photo by Doug Marrin.

Millennium Place will be built on 0.71 acres. The three-storey, 41,586-square-foot building will have 23 one, two and three-bedroom units. Three main floor condos facing Grand St. will be two story townhouses. The remaining units will range in size from 774 square feet to 1,405 square feet.

“In addition, the development will effectively consolidate two odd-sized plots into a single cohesive and attractive residential complex that harmonizes with the neighborhood and the city’s master plan,” said Community Development Director Michelle Aniol in her commentary. report to the Commission.

View of Millennium Place from Grand St. Preliminary rendering by Jeffery A. Scott Architects PC

A 2015 Dexter City target market analysis showed a growing desire for people to live close to city centers. More and more people are drawn to the amenities that a downtown area offers, including restaurants, entertainment, shopping, health care, parks, and access to public transportation. Millennium Place is designed with these interests in mind.

“The proposed design of Millennium Place aims to create a visually cohesive group of units, with variety and character that complements the neighborhood,” says Aniol in her report. “The orientation of the development on the road improves the possibility of walking along Grand Street. The small private patios of the townhouse units adjacent to the sidewalk create a cohesive visual landscape buffer while encouraging interactions between residents and passing pedestrians. Keeping the parking lot located primarily out of sight at the rear of the building also improves the streetscape.

The 0.71 acres combine two oddly shaped lots into one usable plot. Image from Google. Editing by Doug Marrin.

Plans also include an open green space and patio to accommodate picnic tables around a rain garden to encourage active and passive use. Nineteen trees will be removed for construction replaced by 26 trees and 33 shrubs.

In her report, Aniol lists the benefits of the new condos for Dexter, including:

  • Facilitate the goals and objectives of the City’s master plan.
  • Improve the landscape of Grand St.
  • Increase the city’s tax base.
  • Encourage further redevelopment.
  • Improve the value of surrounding properties.
  • Increase the customer base for Dexter businesses.

The Planning Commission approved the final site plan with conditions by 6 votes to 1. These conditions can be found on page 97 of the meeting file posted on the Town’s website.

The next step for final approval will be the presentation and approval of the plan by city council.

Georgetown: MOB proposed by the developer of Austin

By Site development

Illustration of the functionality: an artist rendering of the MOB proposed by Moman Design.

Posted: 07/13/2021

by Art Benavidez

Georgetown (Williamson County) –An Austin developer must resubmit a site development plan for a medical office building, after the Planning and Zoning Commission found it not to comply with the city’s unified development code.

The 1.93 acre property has already been cleared and is ready to be built, according to Google Street View.

The site is located at 1340 West University Avenue in the western part of town.

The working title of the project is Georgetown health professional, however, artist renderings of the building and elevation drawings of the building refer to it as River Chase Medical Office Building and Leeman Plastic Surgery.

Practice Real Estate Group owns the property and has brought in architects from Round Rock Mom design aboard the project team.

The Austin office of Engineers Pape-Dawson, who also served as surveyors, released the following specifications:

  • 54.27% (45,843 SF) waterproof cover
  • 17,000 square foot building, with an average building height of 31 feet
  • Proposed 3,474 sq. Ft. Pond
  • 25 foot building setback and footbridge buffer yard
  • 15-foot side building and parking lot and buffer yard
  • 10 foot landscaped buffer

The construction elements will be in natural stone, stucco, glazing, as well as a flat roof with full parapet.

This is the fifth review of this request. The item was considered by the committee at their meetings on October 21, 2020, December 15, 2020, January 19 and April 6.

VBX Project ID: 2021-5141


[email protected]

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

By Site plan

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.

Planning board approves site plan for 13-storey Canal District development in Worcester, near Polar Park

By Site plan

WORCESTER – The Planning Council on Wednesday approved a site plan for a 13-storey mixed-use development in the Canal District.

Council and some residents had concerns about the size and scale of the proposed project, but overall members were happy with the approach to housing density and attention to detail in d other areas of design and architecture.

Gold Block Real Estate LLC seeks to demolish existing buildings – with demolition beginning earlier Wednesday – and build a 13-story, 380,580-square-foot mixed-use building, with 318 “residential units,” approximately 29,000 square feet of retail or restaurant space, and 152-space parking .

Following:40 years after Mick Jagger and the Stones, the Worcester nightclub is demolished

Retail and office space on the building’s first two floors is expected to include a candle-lit bowling alley as well as “360 degrees” of retail and dining space around the development, the director of Gold Block, Thomas Keane, to the Planning Board.

The proposed development is along Green Street. It will essentially replace the block between Plymouth and Gold streets and will overlook Polar Park.

Stephen Rolle, deputy director of city development, said the car park includes six disabled parking spaces and four electric vehicle charging stations, with capacity to expand as demand increases.

Rolle said the development will include a large locked bicycle storage room for more than 100 bikes and replicate bicycle parking spaces along the streetscape. He said the building will incorporate green roofs to absorb stormwater runoff and will feature outdoor amenities on the third and 10th floors.

Rolle said access to the parking lot would be from Gold Street and the building would be set back from the street to allow for wider sidewalks.

Rolle said the proposed building is about 163 feet tall, which is similar to other downtown buildings in that zoning district. The Bancroft on Franklin Street, he pointed out, is about 140 feet tall.

The project’s architect, Joseph Stromer, said the main objective of the project was to meet the demand for housing in the area. He said the development creates a “real opportunity for live work” and strengthens the city’s urban core. He said it is conveniently located near bus routes and a short walk to Union Station. It is pedestrian and transit-oriented, Stromer said.

The developers submitted this rendering to the city.

Stromer said the idea for the design was to visually divide the large building into three smaller buildings to give pedestrians a sense that it fit into the scale of the neighborhood.

But a few residents who called, as well as a few council members, expressed concerns about the size.

Resident Nathan Sabo said his primary concern is that the 13-story building, along with other planned developments along the Green Street corridor, will effectively isolate Polar Park from the rest of the Canal District.

“It would hardly be visible,” Sabo said.

Sabo said he also had concerns about the construction and staging and its impact on the neighborhood, and said there was no outreach to residents about the project prior to Wednesday’s meeting.

In written evidence submitted to the Planning Board, Julie Dowen of the Worcester Heritage Society strongly opposed the site plan as presented. She wrote that while the former building at Sir Morgan’s Cove was not on the state’s official register of historic buildings, its heritage and significance in Worcester’s history should not and cannot be ignored.

“The WHS urges the Worcester Planning Board and the developers of this hugely expansive project to recognize its historic value, other than taking its name, ironically, and to find a significant role in the preservation of the building and its integration into the design, notwithstanding the fact that the design as it is out of step with the character of the neighborhood and would tower over all other structures on Green Street,” Dowen wrote.

Allen Fletcher, a Canal District resident and business owner, wrote to the board that while he liked the mixed-use approach, he thought the building was too big and thought there should be enough of parking spaces included to cover all units.

Council members said they understood the public’s concerns about the size and scale of the project, but council chairman Albert LaValley noted that in the zoning district where the proposed project is located, nothing limits the size or height of the building.

Members expressed satisfaction with the green roofs, bicycle parking and electric vehicle charging stations. Board member Ellie Gilmore said she was actually pleased to see a less than one-to-one ratio of parking spaces to people. She said she actually would have liked to see less vehicle parking.

“If we’re trying to create a dense, walkable neighborhood, having personal vehicles hurts that,” Gilmore said.

Gilmore said she was disappointed to hear residents report a lack of public engagement.

Board member Edward Moynihan made a commitment to the developers that the renders would not change significantly throughout the life of the project. Board member Paul DePalo said he thinks the scale of the project is big and should be the way the city should think about creating density in neighborhoods like the Canal District. He said he recognizes that any project can have negative consequences, but he thinks this proposal would be great for the city.

Four of the properties that are part of the new plan that was presented to the Planning Board on Wednesday were part of a deal that allowed the city to offload properties it had taken through eminent domain as part of the construction project from Polar Park. The properties at 85 Green St., 2 Plymouth St., 5 Gold St., and 7 Gold St. were ultimately not needed as part of the ballpark. The city, through the Worcester Redevelopment Authority, reached an agreement to sell the properties to Churchill James for $3 million – the amount the city paid.

According to the Secretary of State’s Corporate Database, Gold Block is managed by Harry DiLeo, Keane and Christopher Archambault. Keane and DiLeo also manage Churchill James.

The proceeds were allocated to an initial reserve fund to repay stadium project obligations.

Due to its proximity to the ballpark, the new project, if approved and constructed, will be included in the District Improvement Funding Area created to fund construction of the ballpark. The additional increase in tax revenue generated from private development in the neighborhood will be used to cover debt service on the bonds sold to fund construction of the 10,000-seat ballpark.

• The Planning Board also approved its first special permit for an independent adult marijuana testing lab on Wednesday.

The council on Wednesday approved the special permit for the facility at 41 Fremont St. and approved a parking plan across the street at 32 Delaware St. for Legacy Foundation Group. No marijuana will be sold or grown on site; it will serve as a test facility for other retailers to ensure quality control, Legacy’s Tye Thaden told the board.

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

By Site plan

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.

Wheeling Planning Commission Approves Site Plan for Marsh Wheeling Lofts | News, Sports, Jobs

By Site plan

Photo of Eric Ayres Thomas Simons, left, senior vice president of Woda Cooper Companies, and Charles Garvick, president of Chadan Engineering, address members of the Wheeling Planning Commission on Monday.

WHEELING – Officials at the Marsh Wheeling Lofts offered by the Woda Cooper companies believe there is a healthy market for residential living in downtown Wheeling that is not at risk of being “oversaturated” by the abundance of projects moving forward .

Thomas Simons, senior vice president of the Woda Cooper Companies, and Charles Garvick, president of Chadan Engineering, appeared before the Wheeling Planning Commission on Monday evening for a site plan review for the Marsh Wheeling Lofts project.

The Woda project aims to build a new four-storey, 46-unit apartment complex on vacant land in block 900 of Main Street.

Planning Commissioner William Schwarz asked if developers are concerned that downtown Wheeling will be ‘saturated’ with residential properties, given that the Historic Wheeling-Pitt Lofts project is also advancing, promising to create 128 new ones. apartments only two. city ​​blocks.

“Do you think we ended up with too many vacant apartments in the city center? Schwarz asked.

“That’s a great question,” Simons said. “Obviously on the lending side we had to do a full market research analysis of the community we’re in. It’s the market rate – it’s not housing for workers like LaBelle Greene. With our waiting list at Boury Lofts, we don’t think there will be a problem, even with the Wheeling-Pitt building if this ends. We are very excited about these units.

The Woda Cooper Companies have spearheaded several successful housing projects in the city in recent years, including the award-winning Boury Lofts property and Stone Center Lofts downtown, as well as several phases of the LaBelle Greene worker housing complexes in South Wheeling and in Providence. Greene Seniors Apartments in North Wheeling.

Simons said they believe there is a strong market for downtown residential living in the friendly city, and Woda is working to fill that void with new apartments.

Planning Committee members inquired about parking for the Marsh Wheeling Lofts, as only five parking spaces were provided for in the plans. Wheeling’s director of construction and planning, Tom Connelly, said downtown residential and commercial buildings do not have to provide off-street parking as they do in other areas of the city. city ​​where zoning requirements differ.

“There is no parking requirement in the downtown area,” Connelly said, noting that parking garages and other public parking areas are available.

“We have an agreement with the town of Wheeling,” said Simons. “We will be renting 40 to 41 parking spaces in the parking garage on 10th Street. We have an agreement to enter into a 10 year lease with four additional extensions over the years for parking in the garage. We are at least 30 years old.

Planning Commission Vice Chairman Jeremy West asked the developers if core samples were taken to verify that the foundations are suitable for this development, noting that there appears to be some settlement on the surface terrain. where the lofts are to be built.

“I never remember a building there,” West said. “As far as I know, it has always been a parking lot. This lot, especially at the entrance, is really starting to flow.

Simons said he did two phases of soil sampling.

“We’ve done the geotechnical report for that already, and there’s backfilling in various places there,” Garvick added. “It’s not deep – maybe two to four feet in some areas – but that will all be sorted out during the construction phase.”

If all goes according to plan, the project is expected to start in July this year and end in September 2022.

Planning Commissioner Jeff Mauck noted that the loft site is located at a busy intersection that will become even busier in the future as work on Interstate 70 continues and the Wheeling Downtown Streetscape Project kicks off. Some commissioners expressed concerns about the availability of a staging area for construction materials and equipment.

“Why did you all choose the name Marsh Wheeling Lofts,” asked Dave Palmer, Wheeling City Councilor and member of the Planning Commission, saying he found it somewhat confusing since the building to the north of the site is there. old Marsh Wheeling Stogie building with the iconic sign still on top.

“We looked at this building years ago,” Simons said, noting that the Woda Group was interested in a rehabilitation project similar to their Boury Lofts development, but that plan did not materialize for a variety of reasons. “We’re not sure the building will still be there. We wanted to make sure that at least the name will be there. It’s just a historical name.

Palmer noted that if anyone wanted to develop the Marsh Wheeling Stogies building, they might be upset that the name had already been taken by a nearby apartment complex.

Nevertheless, the review of the site plan was unanimously approved. Attending an in-person meeting for the first time since last fall, Planning Commission members joked that they almost forgot how to vote electronically in the city council chamber after meeting via Zoom during so many months because of the pandemic.

“I think it will be an improvement to the gateway to our city, especially coming off the bridge,” Mauck said of the Marsh Wheeling Lofts project. “It will dress her very well. Hopefully this will be an inspiration to others in the area who already have businesses and buildings they own. “

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Westwood View Elementary sitemap gets final approval – this is what it will look like

By Site plan

On Thursday evening, Westwood City Council unanimously approved a site plan for the new Westwood View Elementary building, a project related to the $ 264 million bond issue recently approved by Shawnee Mission.

Shawnee Mission will build a new school at 4935 Belinder Avenue, the former site of the Entercom radio tower that the district purchased in 2016.

Westwood Mayor David Waters said the city’s strong identification with elementary school means the new building is not just about ensuring children have the best possible education, but is about the future of the Westwood community.

“It’s a community affair,” Waters said. “This is not a piece of property, it really is the heart and soul of our community – and the future of our community in many ways.”

Site map details

Crews have already started demolishing the old radio station, and construction of the new school building is expected to start in the summer of 2021.

The district expects it to be completed by December 2022, when students at Rushton Elementary School will move into the current Westwood View building about a block from the old Entercom site while their school is in operation. rebuilt.

The gymnasium in the new building, in the center, will be able to withstand winds of 250 miles per hour. There will also be several outdoor spaces for students and staff, including the cafeteria patio on the right. Image via Shawnee Mission Papers.

Here are some details of the Westwood view Sitemap, as stated by the district architects at the meeting:

  • Several creative outdoor spaces including three outdoor classrooms and a patio next to the cafeteria for lunchtime visitors.
  • The parking lot, which is on the edge of Belinder Avenue, will be about three feet lower than Belinder. It is an effort to be a conscious neighbor and block surrounding residents from the light and noise that will be coming from the school.
  • Westwood View will accommodate approximately 550 students, nearly double the capacity of the current building.
  • Two soft play areas (like a grass play area with fall protection) and a hard play area that will likely be asphalt.
  • A field that can accommodate soccer and other sports and activities.
  • The gymnasium will be designed to withstand winds of 250 miles per hour and will also have an area where students and staff can retreat in the event of a tornado or other extreme weather conditions.
Westwood View Entrance
The entrance to the new school would face Belinder Avenue. Above, a rendering of the interior of the entrance. Image via Shawnee Mission Papers.

Residents’ concerns about traffic

Two residents, Jan Kyle and Jennifer Merrill, expressed concern about the additional traffic an elementary school would bring on Belinder Avenue.

Kyle said that while she and her husband voted in favor of the bond measure that the new Westwood View was a part of, they don’t think it’s owned by the old Entercom site.

They argued that he should have gone to Rainbow Boulevard on the former site of Westwood Christian Church.

Likewise, Merrill said she saw traffic increase on Belinder when a car is parked on the street – which she said residents do frequently as most of the driveways to homes in the area are the width of ‘one car.

As Rushton students make their way to the current school building in 2023, Merrill said she was concerned about the impact of traffic from two elementary schools on the community of Westwood.

“I’m very, very concerned about the foresight of what this will create in our little community,” Merrill said. “I’m all for school, as I said before. I am less than happy to have the parking lot and all the round trip traffic flow to Belinder.

Board member Jeff Harris said a traffic study had been conducted on the site and concluded that there would be no issues with the placement of Westwood View.

While there are likely to be changes with the new location, Harris said the pandemic has proven humans can adapt – and he has confidence in city staff to stay adaptable as challenges arise in the city. during this process.

Other council members shared similar sentiments, including council member Jason Hannaman who said that while he was upset he and the city could not please all residents, the same concerns would arise in any other place.

The city council unanimously approved the site plan, on the condition that an analysis of the mandates at 49th Terrace and Belinder Avenue be carried out on the first fall of the school’s opening.

The analysis will determine whether additional measures such as a crosswalk for child safety need to be implemented at the intersection.

Greenville planners skeptical of West End Community Center site plan

By Site plan

A Charlotte-based developer is proposing a mixed-use project on the West End Community Center site in downtown Greenville, but the city’s planning staff aren’t fully sold yet.

Closer pedestrian access, taller interior buildings and separate exterior buildings were among planning director Jay Graham’s recommendations during an informal review Thursday at the city’s Design Review Board.

Following:Greenville’s West End Community Center could be replaced by a new $70 million development

The proposed development would include 250 apartments, a parking garage and approximately 15,000 square feet of retail space on the 3.1-acre site near Fluor Field.

The buildings, arranged in five-story structures, would comply with C-4 zoning, which allows different types of buildings such as offices, retail and residences and imposes no height limit.

SunCap is offering to share the 560-space parking lot with the city for public use, Lee said.

Designers took inspiration from historic precedence in downtown Greenville buildings while adding a contemporary feel structurally and contemporary signage, said designer Victoria Pike. The project would also potentially have space for public murals, she said.

An aerial rendering of the proposed development at 1015 S. Main Street.  The project would contain four elements of living, commercial, parking and amenity space.

Aside from the community center, most of the property is parking. Land ownership is shared between the historic Allen Temple AME Church, which owns the community center and 2.66 acres of the site, and Centennial American Properties, which owns approximately half an acre of the parking lot.

Allen Temple pastor Reverend James Speed ​​did not return phone calls Wednesday or Thursday.

SunCap is launching its project just as the city has begun to assess growth in the West End. On March 23, planners launched a planning process – the West End Small Area Plan – which will “develop a vision for future development and growth in the area and identify supporting architecture and site design elements” . according to the city’s website.

This rendering shows the various building types being constructed in the West End area, including the current zoning for the 1015 S. Main Street project.

The planning department is holding several public meetings this spring to seek input from business owners and West End residents, with further meetings scheduled for the summer as the city council and planning commission consider the draft plan.

As the city considers what the West End might look like in the future, developments like 1015 South Main Street could impact the plan for the small area and vice versa, council member Dorothy Dowe said.

All of this could affect the look and feel of the West End “when it grows up”, in the words of urban designer Rob Robinson.

SunCap developers think way beyond their property at 1015 South Main Street. They hope to help bring more pedestrians to Main Street and bolster existing retail businesses, Senior Vice President David Lee said.

They are also offering street improvements on Markley Street, hiring local civil engineers SeamonWhiteside, the company that worked on street improvements for a nearby entertainment district in the works.

Some, like council member Russell Stall, have compared the proposed project to The Greene – a luxury apartment complex that replaced one of the oldest churches in the West EndPendleton Street Baptist Church, in 2016.

While Stall commends the city’s planning commission and design review board, he would like the city council to take a more active role in reviewing these projects, he said.

“It’s a good example of a project that I would like to see the city council get involved in. But it’s not just this project. It’s the next one and the one after that,” Stall said.

Macon Atkinson is the city watch reporter for The Greenville News. It is fueled by strong coffee, long runs and good sunsets. Follow her on Twitter @maconatkinson. Subscribe to news by visiting greenvillenews.com/subscribe.

Site map approved for Ashwaubenon Chick-fil-A

By Site plan

By Kevin Boneske
Editor-in-chief


ASHWAUBENON – The village sitemap review committee voted Tuesday, March 16 in favor of a sitemap for the construction of a 4,872 square foot Chick-fil-A restaurant in the Bay Park Square parking lot next to South Oneida Street.

Community Development Director Aaron Schuette said the independent restaurant will be built immediately south of the mall’s Anderson Drive entrance.

Schuette said the Chick-fil-A will have 88 indoor and 16 outdoor seats, and will have two drive-thru lanes, parking lots, signage and associated utilities.

He said he’s cleared to locate by Bay Park Square as part of the property’s planned unit development (PUD).

Upon reviewing the site plan, Schuette said staff discovered that the building’s current setback, as planned, was 27.7 feet from the South Oneida Street right-of-way, although the removal of the street is currently 35 feet.

As a result, he said a condition of approval requires Ashwaubenon Village Council to amend the PUD to reduce the setback to 25 feet along South Oneida Street.

Schuette said a reduced setback would help the Chick-fil-A project and two other buildings on the property currently within the 35-foot setback.

He said the two non-compliant buildings could have ended up inside the existing setback due to the reconstruction of South Oneida Street with the acquisition of an additional right-of-way.

Schuette said construction on the restaurant cannot begin until the board of directors approves the setback reduction at its April meeting.

Impact on traffic

Schuette said the popularity of Chick-fil-A is expected to increase traffic in the mall and that the two drive-thru lanes will have a capacity of 37 vehicles.

“As staff we were concerned about the traffic generated and the potential impact on South Oneida Street,” he said. “Chick-fil-A hired a group (for a traffic impact analysis). “

Schuette said no engineering design issues are expected to affect South Oneida Street with a new Chick-fil-A, although some improvements are recommended for the internal path in the mall, such as a turn lane at dedicated right in the restaurant.

“We expect this Chick-fil-A to be a little more popular than your standard fast food restaurant,” he said.

Schuette said that TADI, the company responsible for the traffic impact analysis, used traffic data from a Chick-fil-A at Brookfield located in a shopping center to make design recommendations for the Bay Park Square internal path.

“As a staff, we recognize that traffic will likely be an issue for the Chick-fil-A,” he said. “We expect it to be very popular, which is a good thing.”

Schuette said he expects there may be a traffic slowdown on South Oneida Street in the first three to six months after the restaurant opens, due to the popularity of the Chick franchise. -fil-A.

“If there are any safeguards on South Oneida Street that require assistance from public safety for traffic control, direction, etc., the cost would be borne by Chick-fil-A,” he said. he declared. “It’s similar to any other business requiring public safety assistance for a large event. “

Schuette said the conditions of approval also include the implementation of recommendations for improving crosswalks and traffic islands in the traffic impact analysis, as well as an agreement with Ashwaubenon Public Safety regarding responsibility for costs associated with necessary traffic control.

Administrator Gary Paul has said he hopes a restaurant like Chick-fil-A will set up near Bay Park Square.

“I think it’s a good addition to the mall,” he said. “I think we will be very happy with the turnout that will occur there. “

Third wall panel

In another action, the committee approved a third wall sign for Chick-fil-A, so the restaurant will be able to have signs on the north, east and south elevations.

Under the village code, wall panels may be permitted on three sides of a building with the approval of the committee.

Wheeling Planning Commission Approves LaBelle Greene IV Residential Subdivision Site Plan | News, Sports, Jobs

By Site plan

File photo by Eric Ayres A fourth and final phase of the LaBelle Greene project is progressing to bring another 38 townhouse-style apartments to a deteriorating block in South Wheeling near the site of the former LaBelle nail factory.

Members of the Wheeling Planning Commission on Monday evening recommended approval of the site plan for the LaBelle Greene IV apartment complex in South Wheeling.

The planning commission convened virtually for its February meeting on Monday evening and reviewed the site plan for the project proposed by the Woda Cooper Group. Plans call for the construction of a new four-story apartment building at 32nd and McColloch streets. The project is phase four of Woda Cooper’s LaBelle Greene Affordable Housing Development Plan.

Three other LaBelle Greene projects have already been completed at the site, located on and around the former LaBelle Nail Factory site in South Wheeling.

Charles Garvick of Chadan Engineering Inc. of St. Clairsville, chief engineer for all phases of LaBelle, and Tom Simons, vice president of the Woda Group, attended Monday’s virtual meeting to answer any questions posed by the members of the planning commission on the proposed project.

According to the plans, each apartment will have two bedrooms, and a total of 38 apartments are included in the plans. The exterior of the new apartment building will match or complement the same theme of the other new structures at the LaBelle Greene developments, officials noted.

“It will have indoor common areas for the office manager, a computer room and amenities for residents as well,” Garvick said. “We offer 43 parking spaces on site and also have a request for a parking waiver with this development.”

The developer is trying to acquire one last remaining property on the site – the only land in the block which it has not yet obtained ownership of. If need be, the developers said they hoped additional land would be acquired which could open up more space for additional parking.

“If the zoning appeal board does not grant the waiver, they must either reduce the number of apartments offered or find additional parking,” said Tom Connelly, the city’s director of construction and planning. of Wheeling. “They should provide parking.”

The parking variance is necessary because the number of parking spaces required of this dwelling, according to the city code, is 1.5 spaces per unit. This would require 57 places. However, the developer is hoping to get the variance to allow for 43 total slots.

Connelly noted that in the past, variances were given for similar developments in the past, but newer complexes were for senior living units. The LaBelle Greene IV project is designed for multi-family residential apartments.

“We’re pretty comfortable with our number of parking spaces after the parking studies we’ve done on other family communities,” Simons said, adding that efforts are still being made to acquire the last lot if a additional parking is required.

“That was the backup plan if we couldn’t get the variance. Even if we get the variance and get this property during construction, then our plan would be to add the parking lot.

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IRS site development and COVID testing of lack of demand discussed in Covington

By Site development

There is a strong demand from potential contractors who want to work in the early stages of the redevelopment of the old IRS site in Covington.

There is, however, no similar demand from the public for the free COVID-19 tests that are currently offered there through a federal program.

The City of Covington commission heard updates on the two issues at Tuesday night’s caucus meeting.

“There has been a dramatic drop in the number of people coming for testing, so they’re going to be stepping up their advertising there,” City Manager David Johnston said of COVID-19 testing there. A parking lot on the 23-acre site is currently set up to accommodate free drive-thru testing services. “After going through this (promotion) process for a few weeks, they will assess whether this site is necessary or not.”

Johnson said he spoke to the Kenton County Emergency Management Office about the matter.

“What you are seeing now is the surge in vaccinations,” said Johnston, speculating that more people are interested in being vaccinated than being tested. “A lot of people are focusing on the vaccination side of what’s going on and not on the test sites.”

“Don’t be surprised in about a week or so that we hear from the test site,” Johnston said.

Meanwhile, after issuing requests for qualifications from companies to remove IRS buildings, pavement, and mitigate environmental issues, as well as initiating the process of designing streets and utilities, the demand initial is high, said Johnston.

Forty-eight engineering and demolition companies had at least considered the tender to demolish the buildings. “That’s all we know,” said Johnston. “We will get a good answer from that.”

Forty-one companies have reviewed the tender for the removal of asbestos and old underground storage tanks at the site, the city manager said.

Twenty-one companies have verified the request for design quotes, he said.

“So there is interest in what’s going on on this site,” said Johnston.

Additionally, the city commission is set to approve the placement of $ 83,500 in an escrow account as the state assesses the potential of the former IRS site as a district for funding tax increases (TIF ) to support its redevelopment prospects.

A consultant is responsible for evaluating this possibility.

“The city will have the opportunity to review the findings and will be involved with consultants throughout the process,” said Tom West, city’s director of economic development. “We don’t just write a check and wait. We will be involved in the process.”

-Michael Monks, Editor-in-Chief and Publisher

Photo: COVID-19 test on the IRS website

Site Analysis Identifies Three Public Market Locations in La Crosse | News

By Site analysis

LA CROSSE, Wisconsin (WXOW) — The United States Post Office in La Crosse, the Riverside Festival area and a location in the River Point District were selected as finalists to host a public market open all year round. year.

The city hired consultant Aaron Zaretsky to write the 33-page report for city officials to review. The place would serve as a cultural hub filled with small businesses and local vendors, bolstering the success of seasonal farmers’ markets.

“This is something you normally see in large communities and so having one really envisioned for the city of La Crosse is exciting,” said Robin Moses, executive director of Downtown Mainstreet, Inc.

The site analysis took into account 15 locations across La Crosse from the Valley View shopping center to the parking lot in front of the Charmant hotel. Officials are also not ruling out new proposals that may become available in the future.

Data from the report indicates that the Riverside Festival area is leading the way.

“We would like to see a lot better development there with maybe more activity,” said Andrea Schnick, economic development planner for the town of La Crosse. “This is something the consultant looked at, is what benefit the public market would bring to the rest of the neighborhood.”

The Riverside Festival site is just under 12 acres and includes the Oktoberfest grounds.

“I think proximity is really important to be near downtown, and that’s where we currently have a big boom in residential growth,” Moses said.

The next step in the process is to work with the owners of these sites and uncover any potential environmental liabilities.

The consultant is also working on developing a business plan that includes the potential sources of funding for the attraction, the different management structures and the suppliers that would operate.

“To move forward, I hope something happens quickly,” Schnick said.

City officials hope to start working in the market within the next two to three years.

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.