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The Outer Banks Voice – Wawa submits site plan to City of KDH

By Site plan

Wawa Submits Site Plan to KDH City

By Michelle Wagner | Outer Banks Voice on March 14, 2022

Wawa, Inc. has submitted a commercial site plan to the City of Kill Devil Hills requesting permission to build one of its popular gas stations and convenience stores at 1900 N. Croatan Highway, located on the west side of the highway just south of BB&T and across from the old Kmart.

Kill Devil Hills Deputy Director of Planning Cameron Ray told The Voice in an email that the application was submitted by Arista Development on Wawa’s behalf and included a 6,000 square foot Wawa convenience store, awning with gas pumps and 53 parking spaces. Wawa is popular for its made-to-order meals, freshly brewed coffee, hot breakfast sandwiches, and other Wawa-branded items.

Wawa, Inc.’s external public relations supervisor, Jennifer Wolf, confirmed that the company has its eye on Kill Devil Hills as well as other locations in North Carolina, with the opening of the first stores of by the end of 2024. Wawa has more than 850 convenience stores, 600 of them offering gasoline, in Pennsylvania, New Jersey, Delaware, Maryland, Virginia, Florida and Washington, D.C., but n currently has no location in North Carolina.

“We are thrilled to confirm that we are expanding in North Carolina,” Wolf said in an email to The Voice. “While we cannot confirm specific locations or construction timelines at this stage in the process, we can say that we are actively seeking potential sites for new Wawa stores in North Carolina, including Kill Devil Hills,” said she declared.

In January, Wawa came to Kill Devil Hills to request a waiver for primary access to US 158 at the same site. This request was denied by the Kill Devil Hills Board of Adjustment because city code requires that corner lots along US 158 have driveway access on the side street rather than on the freeway with the aim of minimizing driveways along the freeway.

Wawa’s current site plan was submitted on February 28 and is currently being reviewed by staff. Deputy Director of Planning Ray said he will likely go to the Kill Devil Hills Planning Board in April for review and then to the Board of Commissioners in May.

Wawa, the website says, is a Native American word for the Canada goose that was found in the Delaware Valley over 100 years ago. The original Wawa Dairy Farm was also built in 1902 on land located in the rural area of ​​Pennsylvania called Wawa.

For his part, Wolf concluded, “We look forward to serving the community with our fresh, quality food and beverages and, as always, our deep commitment to the communities in which we operate.



PUBLIC NOTICE

STATE OF WISCONSIN – CIRCUIT COURT – ADAMS COUNTY
CREATIVE FUNDING, INC.
815 Commercial Park Road
Box 454
Wisconsin Dells, WI 53965,
Case No. 21CV148
Applicant,
v.
RANDALL SCOTT SCOTT
106 Charlotte Street
Kill Devil Hills, North Carolina 27948
Respondent.

ASSIGNMENT

THE STATE OF WISCONSIN
To each person named above as a defendant:
You are hereby notified that the plaintiff named above Creative Finance, Inc., by its attorney, Christopher M. Kern, has commenced a lawsuit or other legal action against you.
Within forty (40) days of February 21, 2022, you must respond with a written request for a copy of the Complaint. The request should be sent or delivered to the court, whose address is: Clerk of Circuit Court, Adams County Courthouse, 402 Main Street, PO Box 220, Friendship, Wisconsin 53934, and to the plaintiff’s attorney, Christopher M. Kern , 815 Business Park Road, PO Box 454, Wisconsin Dells, Wisconsin, 53965. An attorney can help or represent you.
If you do not provide an appropriate response within forty (40) days, the Court may enter judgment against you for an award of money or other legal action sought in the Complaint, and you may lose your right to object to anything that is or may be incorrect in the Complaint. A judgment may be executed under the conditions provided by law. A judgment awarding a sum of money can become a lien on any real estate you currently own or in the future, and can also be enforced by garnishment or seizure of property.
As of February 21, 2022.
Plaintiff’s General Counsel
Signed by: Christopher M. Kern
Christopher M. Kern
Status bar number: 1093883
CreativeFinance, Inc.
815 Commercial Park Road
Box 454
Wisconsin Dells, WI 53965
Phone: (608) 254-6855
Fax: (608) 253-5005
[email protected]



PUBLIC NOTICE

NC- INTRACOASTAL WATERWAY – ALBAMARLE
SOUND TO NEUSE RIVER ALLIGATOR RIVERSECOND CREEK-ALLIGATOR RIVER

All interested parties are advised that the Coast Guard Fifth District Commander has received a proposal from the North Carolina Department of Transportation, with plans for modifying a
existing drawbridge over a United States waterway.

WATERWAY AND LOCATION: Alligator River, Atlantic Intracoastal Waterway, Mile 84.2, in Columbia, North Carolina.

CHARACTER OF WORK: The proposed project is to replace the 2.83 mile long 2-lane swing-span drawbridge with a two-lane high-rise fixed bridge on a new alignment of approximately
2,000 feet north of the existing bridge. The objective of the project is to replace a bridge that is structurally deficient and undergoing significant deterioration, due to its age, and to avoid having to carry out
thorough maintenance of obsolete mining machinery.

The existing drawbridge has a horizontal clearance of 100 feet on each side of the swing span and a vertical clearance of 14 feet above mean high water in the closed position and unlimited vertical clearance in the open position. The replacement bridge will be a fixed bridge with a horizontal clearance of 140 feet and a vertical clearance of 65 feet above mean high water.

A copy of Preliminary Public Notice D05PPN-02-2022, which describes the proposal in detail, can be obtained by calling (757) 398-6222 or by visiting https://www.navcen.uscg.gov/ ?pageName=pnBridges . Comments on this proposal should be sent to the address indicated in the notice no later than April 01, 2022.

Those who do not speak English or who have a limited ability to read, speak or understand English can receive interpretation services upon request by calling 1-800-481-6494.
Aquellas personas no hablan inglés, o tienen limitaciones para leer, hablar o intender inglés, podrían recibir servicios de interpretación si los solicitan llamando al 1-800-481-6494.


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.

Final site plan for controversial church and Sherwood 8-30g submitted to P&Z

By Site plan

This week an application for a final site plan and special permit was submitted to Greenwich Planning & Zoning for the 8-30g “Church/Sherwood” affordable housing development in downtown Greenwich.

Last fall it was submitted as a pre-application.

As required by the state’s 8-30g law, the development will designate 30% of the 192 apartments as affordable according to a state-defined formula.

Affordable housing must be under deed restriction for 40 years.

Until 10% of Greenwich’s housing stock is affordable, 8-30g will apply.

It would take about 1,200 affordable housing units to reach 10%.

Overall, around 5,600 new units would need to be created under 8-30g before Greenwich is compliant.

Last fall, when the Church-Sherwood nominees submitted their pre-nominations, the pushback was swift.

Residents said pedestrian and traffic safety was an issue. They testified in October that Church Street was a major cut from Putnam Avenue to Greenwich Hospital and the Merritt via North Street, and is so narrow that often a driver has to stop and pull over for oncoming traffic reverse.

“This significant infusion of new housing options is expected to address an urgent need among Greenwich’s existing workforce, many of whom have been shut out of the market due to the lack of affordable housing and virtually no rentals available in the region.”

press release from Antenna, the public relations firm representing the candidates

The building is designed by Minno & Wasko Architects and Planners to blend in with various historic buildings surrounding the property.

Nine of the 11 structures to be demolished to make way for development are on the Fourth Ward Historic District’s list of contributing structures.

The demolitions include 35, 39*, 43* and 47* Church Street, as well as 32*, 36* and 42* Sherwood Place. Also 1*, 2*, 3* and 4 Putnam Court would be razed.

*Properties with an asterisk are on the National Register of Historic Places.

“This significant infusion of new housing options is expected to address an urgent need among Greenwich’s existing workforce, many of whom have been shut out of the market due to the lack of affordable housing and virtually no rentals available in the region,” the statement said.

The nominees are New York-based real estate developer SJP Properties and local developer Eagle Ventures, which was founded in 2010 by Greenwich native James P. Cabrera..

The development is proposed to be 7 stories tall, with 192 units and 288 parking spaces. The ground floor and basement would be for parking and the 6 floors above for apartments and amenities.

Applicant’s Affordability Plan includes (15%) units affordable for families earning 60% or less of the area median income or state median income (SMI), whichever is less.

The rest of the affordable units would be affordable to those earning 80% or less of the area or SMI, whichever is lower.

At the 80% limit, a person earns no more than $57,456.

At the 60% limit, a person earns no more than $43,092.

The developer’s press release talks about providing rentals to ‘public sector workers and first responders’, although most teachers, firefighters and police officers at Greenwich Public Schools earn too much to qualify for 8-30 housing. g.

For example, according to the Greenwich Schools teacher salary gridonly a Level 1 teacher, usually someone in their first year of teaching, with a salary of $56,111, falls below 80% of the SMI.

The release says the developers responded to community feedback from last October by adding design features to reduce traffic and improve pedestrian safety, provide outdoor green spaces, incorporate sustainable features and better integrate with the surrounding environment.

The request includes a six-page memo prepared by Greenwich native Nick Abbott at the request of Church Sherwood LLC.

Mr. Abbott, who is part of the DeSegregate Connecticut team and serves his Assistant Coordinatorwrites that the development is the “best short-term opportunity to provide meaningful affordable housing”.

He cites statistics including that 44% of tenants in Greenwich are cost overburdened, meaning they spend more than 30% of their gross monthly income on rent and associated costs. Nearly a quarter of renters are heavily burdened by costs, spending more than 50% of their income on housing. Among homeowners, 33% with mortgages are cost burdened and 18% with mortgages are very cost burdened.

He writes that based on listings on Zillow and Apartments.com, there isn’t even a single 2-bedroom apartment for rent in Greenwich that’s affordable for a household earning less than $80,000 a year.

Abbott writes that while the city has historically invested in and built affordable housing, its current efforts fall short.

He suggests that it is precisely because of its history as a center for diverse and affordable housing in the early 20th century that Historic Fourth Ward is an ideal location for 8-30g development.

“The Fourth Ward is historically notable for the diversity of its populations, which included a mixture of Irish, Italians, Poles, and African Americans,” Abbott wrote in his memorandum, adding, “Affordable housing can preserve and enhance the diverse character of the Fourth Ward by ensuring that future households of modest means have the same opportunity to find housing there as their historic ancestors.

Abbott concludes his note by quoting first manager Fred Camillo as saying: “We are trying to marry Greenwich’s past – which has made it so attractive – with a brighter and bolder future.” Camillo’s quote is from Remarks he spoke out last August on the 2020 census.

The full quote from Camillo, who is a staunch opponent of 8-30g was: “As we try to marry Greenwich’s great past – which has made it so attractive – with a brighter and bolder future – it does not not include doubling the size of our population, as this has many disadvantages.

At a press conference outside New Townhouses at Armstrong Court last week, Mr. Camillo, along with State Rep. Meskers (D-150), State Rep. Kimberly Fiorello (R149), state senator Ryan Fazio (R-36) and leaders of the housing authority, spoke about the negative impacts of 8-30g on Greenwich, given that the city’s high land values make it particularly attractive to promoters.

Camillo said he was very concerned about the increased impervious surface resulting from the developments, especially at a time when flooding has increased across the city and memories of Ida are fresh in people’s minds.

Senator Fazio said through 8-30g, the state is placing an undue burden on Greenwich, allowing developers to ignore local zoning rules that have the community’s interest at heart.

State Rep. Meskers said it’s unfortunate that natural affordable housing doesn’t meet the state’s definition of “affordable” and therefore doesn’t count toward the 10% mandate. .

Fazio said the delegation would soon introduce legislation that would reform 8-30g and would have bipartisan support.

In addition to Church-Sherwood, there is a proposal for a large 8-30g development at Benedict Court and Benedict Place behind St Mary’s Church on Greenwich Ave. It would have six floors and 110 units. Likewise, it would replace a number of historic houses with a multi-storey building.

A third large 8-30g development has been proposed at 5 Brookridge Drive. It would replace a 1910 single-family home with a five-story building consisting of 86 units.

See also:

Neighbors Wind Opposition at 8-30g on Church and Sherwood; Destruction of the historic district planned October 14, 2022

Pre-application submitted to Greenwich P&Z for the development of 192 8-30g units on Church Street in the city center

192-unit affordable housing development would raze restaurant and historic homes

The chairman of the Greenwich Housing Authority castigates the affordable housing proposals: “The 8-30g is abused by developers.

Planners accept Union Green site plan with ZBA hurdles to clear | News

By Site plan

HARBERT — A revised site plan for the proposed Union Green development was approved despite complications from new zoning rules for the Union Pier area at the February 9 Chikaming Township Planning Commission meeting.

A Union Pier overlay district that went into effect November 2, 2021 was not in place when planners gave initial site plan approval in July 2021, and the fate of a major feature of the revised site plan of Union Green presented to planners on Feb. 9 that appears to conflict with the new rules could end up being decided by the township’s Zoning Board of Appeals.

Planners approved the Union Green site plan by a 4-1 vote on February 9 with the following stipulations – that the developer go to the Zoning Appeal Board to seek a waiver reducing a requirement under the District of superimposed zoning that the front half of the first floor structures in the Union Pier Corridor portion of the neighborhood be set aside for commercial purposes; amend the site plan to remove two parking spaces adjacent to a “home/work” retail space and conform to a 10 foot front setback requirement for buildings; and that an updated site plan be provided to the township authorities.

“This is the first time we’ve had this ordinance in front of us, we’re testing it,” Planning Commission Chairman John Chipman said. “We’re testing it with a sitemap that was actually approved under a different order.”

In June 2021, Brad Rottschafer began the process of obtaining township approval to build the Union Green development on a 1.05 acre site (the former home of Riviera Gardens) located at the corner of Red Highway Arrow and Goodwin Avenue.

Following an Aug. 4 public hearing on the Union Green site plan, planners requested additional information on factors such as open space requirements and parking. On September 1, the Planning Commission also requested responses regarding driveway safety requirements to eliminate dead ends, reduce density and increase open space, and the submission of an impact assessment.

Suzanne Schulz of Progressive AE presented a revised sitemap designed to meet September 1 requests at the February 9 meeting.

Highlights of the new site plan include a reduction in the number of residential units from 20 to 18, with the two proposed former buildings along the Red Arrow Freeway being consolidated into one. An earlier site plan indicated that the housing sites would range in size from 2,100 to 8,000 square feet.

“Grass block pavers” were also added to the plan in the northwest portion of the property near a repositioned swimming pool to allow access for emergency responders; additional green space for a more park-like feel; and a screened waste corral area.

Schulz said the townhouses along Goodwin will be three stories while the carriage house along Red Arrow will be two stories, adding that “very high quality materials” will be used. She said the relationship between the buildings and the sidewalk is designed to be “walkable” and “village-like.”

She said a traffic impact study (based on the design of 20 units) predicted about 20 new morning rush hour trips on weekdays and 23 new afternoon rush hour trips in week.

In July 2021, the area in question was zoned CU Union Pier Mixed Use, and multi-family residential development was permitted with special land use approval.

On Feb. 9, Chikaming Zoning Administrator Kelly Largent said the proposed development is no longer a special land use in the Union Pier Overlay Zoning District (which regulates zoning in parts of Chikaming and New Buffalo Township from Union Pier) which came into effect in November. 2. 2021.

“You will now find that this is an authorized use,” Largent said.

But later in the meeting, a section of Union Pier’s zoning rules regarding the “uses” of first floors became an issue.

The latest site plan for Union Green calls for the first floors of all but the living/working facility to be residential.

But the wording of the ordinance for the “Union Pier Corridor” area states, “Residences may be permitted in the back 50% of the ground, but the front 50% must be for commercial use.”

It also reads: “The commercial first floor will span the full width of the building’s frontage as seen from the adjacent public street.”

The first floors of the “Union Pier Village” district (the downtown area) must be used for commercial purposes only.

Planning Commission member Grace Rappe said it looks like the building along the Red Arrow Freeway will need to be redesigned.

But Schulz said she thought there was some question as to whether the order was intended to require advertisements on the entire facade of a building along the Red Arrow Freeway in the “corridor” area.

“From an economic viability perspective, and ensuring there are not more vacancies along the Red Arrow Freeway, it would not seem logical to require commercial space on the ground floor. Most communities that had this requirement are now repealing them and changing them from what they used to be because they have an overabundance of vacant commercial space,” she said.

Planning Commission Chairman John Chipman said the intention to have separate village corridors and districts in the Overlay District was to concentrate commercial entities in the central part of Union Pier, adding that he thinks Schulz is right to call the rules confusing.

“The reality is you’re not going to have storefronts all the way down the hall,” he said, adding that no order is perfect and “we’re going to work on it.”

Rappe later said, “The zoning ordinance, clear or unclear, is all we have at the moment. And there are things here that are written that are clearly not part of this development proposal.

Planner Andy Brown noted that a site plan has already been approved and the developer has been asked to make changes such as creating more visual security at the corner of Red Arrow and Goodwin, and they did.

“They did the things we asked for that were reasonable, which would make their sitemap even more appealing,” he said.

There has been debate over whether anything with the density of the Union Green project could ever be developed under the current zoning, Rappe said nine three-bedroom units per property was now the limit.

Following the Planning Commission’s 4-1 decision and a series of public comments, Rappe (who voted the only “no”) announced his intention to resign from the Planning Commission, calling the decision of requesting waivers from the ZBA instead of following what it called “absolutely horrible” proper procedures.

Those who spoke about the Union Green issue during public comments included:

Suzanne Koenigsberg, who said driving across the Red Arrow Freeway, a street at 45 miles per hour without lights, doesn’t seem like a safe bet. She also wondered if there would be enough parking for everyone likely to be in a short-term rental community.

Karen Doughty said she doesn’t think the proposed development is a good use of space. She also said it looks like the big trees that need to be felled will be replaced by 34 “twigs”.

Jim Harper said he thought the development was far too dense. Harper said the impact on already small and crowded public beaches worries him.

Fran Wersells asked “Why is there nothing green in Union Green, why is there no mention of using eco-friendly materials, solar panels, heaps of compost?”

Babe Paukstys said the traffic studies were done on weekdays while “our problems are on the weekends”. She said with up to a dozen people potentially in each of the 18 units, there aren’t enough parking spaces and sending them onto the Red Arrow Freeway isn’t safe. She also questioned the affordability of the units.

Nick Martinski said he thought township officials seemed more focused on representing the interests of the builder than township residents. “You’ve already approved it, and now you’re going to receive public comments. So our comments mean nothing.

Pijus Stoncius asked how the township fire department would arrive at a fire on the third floor.

Koenigsberg concluded the public comment session by saying “We don’t want that here.”

Also on February 9, the Planning Commission approved a site plan for a proposed Barndogg cafe in an existing structure near the corner of Wintergreen and Red Arrow Highway at Union Pier on the condition of obtaining a ZBA waiver involving permission public parking located less than 600 feet across the Red Arrow Freeway to alleviate the limited number of parking spaces available at the existing site, as well as to address concerns raised regarding front yard parking, removal of trash cans and widening of entry and exit points.

And planners heard from Joseph Reed, who said the planned concert hall for Harbert Community Park was progressing through a somewhat closed process by the park board without a proper master plan reviewed by the planning commission.

Clark University Requests Review of Site Plan for New Media Arts Building

By Site plan

WORCESTER — Clark University plans to construct a four-story building dedicated to media arts, computing and design at the corner of Woodland and Hawthorne streets, according to documents filed with the Planning Board.

The university has applied for a final site plan review with the Planning Board for the construction and development of 151 Woodland St., also known as 9 Hawthorne St.

According to the filing, the university is planning a new quad zone, accessory parking, landscaping, curbs and walkways as part of the project. The new building will contain a lecture hall, classrooms, video and virtual production labs and studios, computer labs, a video game library, offices, lounges and other spaces.

clark announced his plans last year for the new building; part of it will accommodate the university’s absorption of the video game program from the former Becker College.

Parking spaces at the current site are used by faculty and staff and will be removed for the project, but the filing says there is “more than adequate” parking at other locations on campus.

The university has not been shy in recent years to expand its footprint in the region. End of last year he bought the former Diamond Chevrolet lot at Park Avenue and Maywood Street for $7 million; he has yet to announce his plans for the 7-acre parcel.

And in 2016, Clark open the $19 million Shaich Family Alumni and Student Engagement Center, its first foray into Main Street, on the site of a former church next to University Park.

Solon Council Approves Revised Site Plan for Aged Housing Complex Addition

By Site plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Modified salary grids

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

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

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

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

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

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

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

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

Learn more about the Sorrow Solon Sun.

Island Water Park wins final site plan approval from City Council, expects Memorial Day opening

By Site plan

Island Water Park got final approval for its amended site plan at Tuesday’s city council meeting.

The developer of the sports and recreation facility on Middle Country Road in Calverton won site plan approval in March 2013, but Island Water Park owner Eric Scott came to town in 2020 with revised plans for the site.

The new approval allows for a change in use of an already constructed warehouse building as an indoor recreational facility. Use of the 20-acre man-made lakes on site, originally intended for traditional water skiing, is now limited to a tow rope system and the use of non-motorized water sports including canoes, kayaks, rental sailboats and electric personal watercraft.

The park will also include an inflatable water park on the lake which is “the largest in the world”, Island Water Park’s Ken Meyers told the IDA board during a hearing in November. It will be a major tourist attraction, Meyers said.

Scott today confirmed the water park plan, which he said cost Island Water Park $2 million. He said the site plan condition prohibiting “additional structures or devices…constructed or placed in the lake” does not prohibit the water park because it is “temporary” and not a “structure”.

Riverhead planner Greg Bergman confirmed that determination. The limitation in site plan approval is intended to restrict lake use to “non-motorized sports,” Bergman said in a telephone interview today.

Island Water Park’s indoor recreation facility will include a surf pool, rock climbing walls, volleyball courts, obstacle course and other indoor entertainment, as well as a fitness center , a spa, pro shop and restaurants, according to documents filed with the city. 360 parking spaces will be provided on the site.

Scott said in a phone interview today that his intention was to have the park open by Memorial Day. “We were hoping for March or April, but things have moved a little slower than expected,” he said, referring to “bumps in the road along the way.”

The city slapped Island Water Park with a stop work order in November, alleging the developer was carrying out construction work on the site without site plan approval or building permits. Jefferson Murphree, building and planning administrator. Murphree said the developer carried out grading and drainage work and interior construction by pouring concrete for an indoor wave pool without a permit.

Everything has been rectified, Scott said today. “A Memorial Day opening is realistic.”

Scott also said property tax arrears of more than $182,000 would be paid. He said he had hoped the Riverhead Industrial Development Agency, which provided a 10-year property tax abatement for the project, would make the abatement retroactive, but IDA refused to do so.

The park is expected to attract 900,000 visitors a year, according to an economic impact analysis prepared for the applicant and filed with IDA.

“Everyone is going to love us,” Scott said today. “It will be a fun place to visit,” he said. “There is nothing like it and there is very little for children to do.”

Riverhead Supervisor Yvette Aguiar, who billed the facility as a “mini Disneyland” that will bring jobs and tourist dollars to the town of Riverhead, said in an interview today that she wished “good luck at Island Water Park.

“This project had been in the making for 22 years,” Aguiar said. “It took several different directions. I don’t own what happened there before. When I took over I was open-minded, looked into it and worked to try to resolve any issues they had in the past,” she said.

“Hopefully they keep the promises they made to the community, like making sure no sand is removed, everything is built to the site plan, and residents of Riverhead will get a discount. “, said Aguiar. .

Scott expressed his gratitude to City Council for the approvals. “I’m super happy with the new board,” he said today. “They don’t throw obstacles in front of us every step of the way.”

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A national coffee chain had its site development plan approved at Tuesday’s meeting of the Planning and Zoning Commission.

By Site development

Feature illustration: Elevation of the Dutch Bros building proposed by Barghausen Consulting Engineers, Inc.

Published: 2-2-2022

by Art Benavidez

Georgetown (Williamson County) — A national coffee chain had its site development plan approved at Tuesday’s meeting of the Planning and Zoning Commission.

The 1.45 acre property is undeveloped and located in Bluebonnet Plaza at 1309 W. University Avenue in the western part of town.

Dutch Cafe Brosof Grants Pass, Oregon, will build a cafe.

The Oregonian recently reported that the company was focused on expanding its Northwest brand into Texas, California and Oklahoma.

“Each opening propels the awareness of our brand”, CEO Joth Rici said during the company’s first quarterly earnings call since its IPO in September, according to the newspaper.

Ricci said the chain spends relatively little on marketing, relying on “word of mouth” from Dutch Bros customers to promote the brand whenever it enters new markets.

“We’re getting through Texas as fast as we can,” the CFO said Charley Jemley added.

Barghausen Consulting Engineers, Inc.Kent, Washington, posted a sitemap that showed:

  • 950 square foot building
  • Front margin of 25 feet
  • 10ft and 15ft side margins
  • 16 parking spaces
  • 36.67% Waterproof Coverage (21,136 SF)

The building will consist of stucco, fiber cement siding, stone veneer and shop veneer with a framed canopy.

The landscape will consist of 34 trees and 206 shrubs.

The project team is made up of the building architect Gnich Architecture Studioin Portland, Oregon, the landscape architect is based in Denver, Colorado Evergreen Design GroupDallas-based geotechnical engineers Geoscience and civil engineer based in Round Rock Waeltz & Prete, Inc..

The property belongs to Southwest Central Texas Development, LLCout of Austin.

VBX Project ID: 2022-0CD7


[email protected]

Sitemap for New West Bend OK’d Car Wash | Washington County Business News

By Site plan

WEST BEND – The property at 2110 W. Washington St., immediately west of Pizza Ranch, is set to become a Tommy’s Express car wash as the Plan Commission unanimously approved the site plan for the land to redevelop.

The commission on Tuesday approved a site plan and certified survey map submitted by Steve Kilian Jr. for the property at 2110 W. Washington St.

The certified survey map was to adjust the lot line between the subject property where the car wash will be located and the neighboring Pizza Ranch lot to the east.

“Essentially this lot line is being moved east to expand this west lot,” said city business and development planner James Reinke.

The Plan Commission then took over the site plan for the redevelopment of 2110 W. Washington St. and approved it after a brief discussion.

According to site plan documents, the current building will be removed from the site and a new 4,552 square foot building will be constructed. The site plan showed four parking spaces for general activity and 12 vacuum spaces for parking customers to vacuum their vehicles.

The commissioners had several questions about the plan’s impact on traffic patterns. City Engineer Max Marechal said for vehicles entering and exiting, staff asked the developer to include markings and signage to ensure the vehicle is not blocking the lanes. He also briefly touched on the possibility of vehicles backing up while waiting for the car wash on peak days, as the 1.13-acre site limits vehicle traffic.

“We might see a queue on Washington Street,” Marechal said, though he noted that would likely be an exception to normal.

Kilian said the plan took into account a potentially large number. Of the three car wash lanes, only one is a traditional in-person payment lane; the other two lanes are handled by a phone app or license plate recognition, to work automatically and quickly for member business customers.

“We’re able to stack 27 cars before we’re on Washington Street,” Kilian said.

The commission also briefly discussed parking at the nearby Pizza Ranch. While the certified survey map moved the lane of the lot to Pizza Ranch, the site plan included a decrease in that business’s parking area and adjustments to the remaining space.

“Originally, there were 100 parking spaces at the Pizza Ranch. That’s down to 85 parking spaces,” Reinke said.

He said commission staff were not concerned about the decline in parking. He said that for the company’s normal and peak traffic, 85 booths should be enough.

In other matters, the commission also approved an amendment to the conditional use license for the miniature golf business at 601 E. Paradise Drive. The amendment added liquor sales and seasonal Christmas tree sales to the permit, while allowing hours to run until 11 p.m. daily, rather than closing at 10 p.m. Sunday through Thursday.

According to information in the meeting package, the consumption of alcohol will not be permitted in the batting cage area, or on the mini-golf course itself.

MPC approves site plan for apartment complex | Local News

By Site plan

The Glynn County Planning Commission on Tuesday approved a site plan for a 272-unit apartment complex between Cate Road and I-95.

Called Vintage Brunswick, the project is being developed by Ridge Enterprises, Inc. and Georgia Land Group, Inc. The recently clearcut property is visible from I-95 near exit 38, where the freeway intersects Golden Isles Parkway.

Plans approved on Tuesday call for 272 apartments in 10 buildings served by 512 parking spaces. The site plan also includes a pavilion at the entrance to the complex.

Primary access to the resort will be via Capital Square Drive, which runs from Venture Drive to Perry Lane Road and terminates between La Quinta Inn & Suites and the Waffle House. The developer proposes to extend Capital Square Drive south towards the development site, which abuts the Sandalwood neighborhood.

Plans include an access road between the complex and South Teakwood Court in the adjacent neighborhood, but county planner Maurice Postal said the road would be for emergency vehicles only.

Final approval of the site plan would be contingent on the county’s Department of Community Development approving separate building applications for the Capital Square Drive extension.

Richard Strickland, a member of the MPC, did not see how the roads around the complex could accommodate the new traffic in their current configurations.

“How are you going to handle the traffic putting 272 units out there?” Traffic is already bad on Perry Lane Road,” Strickland said.

Wesley Franks of Roberts Civil Engineering spoke on behalf of the developers.

Franks said the developer was conducting a traffic study to determine how best to manage traffic. One option is to build a new road between Golden Isles Primary School and the neighborhood on East Street to allow direct access to Cate Road. New turning lanes and traffic lights on Perry Lane Road and Cate Road could also be offered as solutions, he said.

Strickland was still unconvinced that this option would be enough to solve traffic problems in the area.

“The only way it will work is if they perry Lane (road) to four lanes,” Strickland said.

He was prepared to approve the plan if the commission’s motion for approval included a condition that the developer be required to complete and submit the traffic plan to the county.

“We’re going to request a traffic study with every phase of (this project) that comes along,” Postal said.

The MPC unanimously approved the site plan on the condition that the Capital Square Drive extension application be approved and the developer be required to submit the traffic plan prior to construction.

MPC members also voted unanimously to approve a 7,200 square foot office and retail building on the corner of Alpine Court and Gateway Center Boulevard, behind Cheddars Scratch Kitchen.

A concept plan indicated that the building would feature construction similar to that of the Monkey Wrench bicycle shop on St. Simons Island.

Franks, who also represented the commercial building’s developer, said his clients were not ready to reveal which business or businesses might occupy the building.

In other business, the MPC has approved an application to rezon a property on the corner of Nix Lane and Granville Nix Lane to allow the construction of four duplexes and a site plan for a commercial warehouse at 128 Peek Road.

The final action item on the commission’s agenda was an amendment to the zoning ordinance to clarify how the county measures the height of buildings in a floodplain.

This would effectively reduce the maximum building height in the Resort Residential Zone, RR, on St. Simons Island from 45 feet to 35 feet. All RR zoned properties are on or immediately adjacent to Ocean Boulevard at the south end of the island.

Commissioners voted unanimously to recommend that the Glynn County Commission reject the amendment due to concerns over whether the amendment would allow buildings destroyed by natural causes to be rebuilt to previous specifications.

The amendment was initiated by Glynn County Commissioner Cap Fendig, who represents St. Simons Island, as a way to reduce potential residential density on the island. Population growth on the island causes major traffic jams that quickly become a public safety issue.

Planning officer Stefanie Lief said the county isn’t sure how many properties will be affected by the zoning change.

MPC member Missy Neu asked how many buildings in the area were taller than 35 feet, which Lief did not know.

County Attorney Aaron Mumford said all buildings taller than 35 feet would be classified as “lawful nonconforming” structures.

“‘Grandfathering-in’ is another term for legal non-compliance,” Mumford said.

Neu said she was supportive of the new restrictions, but also worried that owners of non-compliant buildings could not rebuild to previous specifications if they were lost to an “act of God”, such as fire. Mumford said those concerns have been addressed in changes to previous orders and may be addressed in this one.

As he applauded what Fendig was trying to do, Strickland said he felt like it was a short-term, short-term approach.

“It’s not a band-aid approach,” Fendig said. “It’s something I ran to approach density on the island with a methodical approach. It’s one of many things I’ve studied for many years.

“There are a variety of ways to curb growth on the island so we can enjoy the quality of life.”

He also hopes that new regulations, among others that he plans to introduce to restrict the number of “bedrooms” in a residential building, will also slow the growth of short-term rentals on the island, which he says will contribute significantly to the circulation problem.

“I think it’s a great first step,” Fendig said.

While she doesn’t oppose it in principle, Neu would have liked the amendment to be part of the larger zoning overhaul the county is engaged in with consultant TSW Design.

MPC member Bill Edgy moved a motion to approve the amendment as is, which failed 2-4. Edgy and MPC member Bo Clark voted in favor while Neu, Strickland, chairwoman Sherrye Gibbs and MPC member Darrell Dawson voted against.

A motion to deny passed 4-2, with Clark and Edgy voting against the motion and the other committee members voting in favor.

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

By Site plan

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

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

The project overlooks the polar park.

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

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

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

Exterior features

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

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

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

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

Neighbor of the polar park

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

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

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

Site map of the City OKs pharmacy, commercial use of the land in the north

By Site plan

Mayor Gregg Hull shows the US and city flags of Rio Rancho. . Martinez, a Rio Ranchoan, asked Hull to send the flags and then presented them at the Rio Rancho board meeting on Thursday. Photo by Argen Duncan.

Rio Rancho board members approved a site plan for a prep pharmacy and opened land near the intersection of North and Unser boulevards for retail during their meeting Thursday night at the ‘city Hall.

They approved the site plan and the land use change unanimously, with Councilor Jeremy Lenentine absent and Mayor Gregg Hull therefore voting.

For the land use zoning change, the 2.2 acres in question are along Northern Boulevard just east of Unser Boulevard with Eric Road being the eastern boundary.

The lots to the immediate south, east and west are undeveloped R-1 lots, lower density single-family residential zoning, according to a city map. A mid-density single-family housing neighborhood and commercial development with a Walgreens pharmacy and Speedway gas station are across from north to north.

Entrepreneur and developer Dawn Davide said she has built homes nearby and invested in the area.

“And hopefully we can bring some development to this area which was never going to be a residential development anyway,” she said.

In their request to change the area, she and her business partner Linda DeFillippo said the change would bring more commerce to the city, while still allowing the busy intersection to remain consistent with existing businesses.

Sharon Alire, a resident of the neighborhood across the North, opposed the change of area.

“Heavy traffic is already a hindrance, and there are so many accidents just below this space where there is no left turn in our neighborhood,” she wrote in a comment letter. . “Adding more traffic to the retail space will only increase the traffic there.”

She was the only member of the audience to comment.

As for the site map, this is a new larger location for the Olive Tree Compounding Pharmacy at 1713 Wellspring Ave. It consists of three buildings, totaling approximately 7,600 square feet, with 46 parking spaces and five bicycle spaces on just over an acre of land.

The pharmacy, one of the few pharmacies in the state, according to architect Doug Heller, now has a smaller, rented location on Westside and Unser Boulevard. Heller said the larger building at the new site will have two tenants and the third building will be built in the future if the landlord finds the right tenant.

He said the pharmacy owner and Itsa Italian Ice owner, who were planning to go to the neighboring lot, agreed that they would have a common entrance to Itsa’s property. City Councilor Paul Wymer wanted approval of the site plan to be made conditional on this agreement being delivered in writing to the city.

The governing body approved this amendment and the plan.

In another case, the governing body approved the American Rescue Plan Act’s $ 360,000 set aside for a home repair program.

“We have an aging housing stock in Rio Rancho,” City Manager Matt Geisel said, adding that homes built in the 1960s often need repairs and many people have a fixed income.

The program would be administered by a nonprofit Homewise and would provide up to $ 25,000 per home in forgivable loans to homeowners with incomes equal to or less than 80% of the region’s median income. Geisel said the income limit would mean $ 38,000 for a household of one and $ 54,000 for a household of four, for example.

Deputy City Manager Peter Wells said the city will monitor Homewise’s use of the money and jointly develop a communications plan to let as many people as possible know about the opportunity.

If this effort is successful, Geisel said, he hopes to secure more funds and expand the program.

City Emergency Management Special Projects Coordinator Rose Martinez, left, accepts Region 6 Community Wide Readiness Award from Federal Emergency Management Agency from Zach Wachter, right , local preparedness coordinator with the New Mexico Department of Homeland Security and Emergency Management. Martinez and the city’s volunteer community emergency response team won the honor for their work during the pandemic, managing COVID testing and vaccination sites, delivering meals to the elderly and those confined to home and manufacturing over 6,000 face masks for frontline workers. Mayor Gregg Hull holds up another plaque in the back. Martinez and CERT were selected from teams from five states. Photo of Argen Marie Duncan.


Georgetown: Hines offers 336-unit multi-family development

By Site development

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

Posted: 17-11-2021

by Art Benavidez

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

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

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

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

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

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

Sitemap.

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

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

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

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

VBX Project ID: 2021-7F46


[email protected]

389 St. Clair Rezoning, Site Plan Approved

By Site plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

However, some residents supported the development.

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

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

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

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

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

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

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

By Site plan

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

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

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

Fuqua partnered with TriBridge Residential to develop the apartments.

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

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

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

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

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

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


The site map of the One Riverside project

Design conditions

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

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

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

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

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

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

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


The pedestrian circulation scheme of the project.

Project walkability

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

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

Prosser is the project engineer.

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

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

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

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

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

By Site plan

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

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

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

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

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

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

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

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

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

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Planning Commission Approves Site Plan for Pearl Street Housing | News, Sports, Jobs

By Site plan

Garrett Neese / Daily Mining Gazette Houghton City Manager Eric Waara gives an update to the Planning Commission while President Tom Merz listens.

HOUGHTON – The Houghton Planning Commission approved the site plan review for a new apartment complex on Pearl Street at its meeting on Tuesday.

The new complex is located in a recently rezoned area from R-3 to R-4, which allows for more dense development and allows for tighter setbacks and less parking space.

Intended for students, the new complex will have 120 parking spaces for 153 beds, more than the 76.5 required by the R-4. To encourage students not to bring their own cars, the resort will either offer a carpool service or charge students extra for parking, project architect Barry Polzin said.

“Maybe you’re not going to have all the students, but you’re going to have a few more that say ‘OK I don’t need a car, I’m just going to leave it there'” he said. “… This is happening all over the world, so you might as well do it here too.” “

For bike racks, which have the same required number of 76.5, it will offer 180. Polzin said the space could also include a dedicated area in the garage for recycling.

About 23.3% of the site will be developed, above the 20% requirement, Waara said.

In an email, Planning Commission member Kristine Bradof suggested replacing non-native plants listed in landscaping with comparable native plants that would provide value to pollinators and birds. The Wild Ones Keweenaw Chapter, a local landscaping group, offered to help select the plants, Bradof wrote.

Polzin said the stormwater management plans took into account the sidewalk design changes that will accompany the College Avenue construction project. TL Rentals applied for a stormwater permit in April, but has yet to get approval from the Michigan Department of Transportation. The predominant problem would be runoff from the roofs, Polzin said.

“In fact, it might flow by gravity … a pump might be the easiest way to do it, but we haven’t entered details on that yet.” he said. “We are awaiting confirmation of how much will take.”

The commission approved the site plan, subject to the project receiving permits from MDOT. The vote was 5-0, with Jen Julien, a member of the Planning Committee, abstaining due to possession of a property nearby.

In another action, the commission:

– Heard by Waara, the town was sued by the company that owns the Econo Foods property. The lawsuit concerns the new Kentucky Fried Chicken which is slated to open next year on an outdoor plot in front of the Evangel Community Church building. At a sitemap review hearing in July, a landowner lawyer argued that KFC’s proposal violated an agreement with ShopKo, which was previously on the Evangel site.

– I learned from Waara that the city was looking for a new signpost for the fire station on Sharon Avenue last week, which it said violated several city ordinances. Waara said he and code enforcement officer Jeff Jepsen spent 10 hours between them reviewing the history of the sign, which is on city property. The Michigan Department of Transportation will also review the paper records on the sign, which falls under its definition of a billboard.

“We want to make sure we have all the facts before contacting the dealer, so that we can do it once and do it right” he said.

– Discussed the city’s master plan, which is due to be revised in 2023. President Tom Merz recommended continuing previous practices by asking subcommittees to review different chapters in public meetings before holding open houses . The Commission also discussed how to obtain public comments on the questions to be asked in the survey that will be sent out before the completion of the master plan.

The commission also discussed the advisability of developing a subzone plan for the city center.

Polzin suggested that a cart such as the one the city had considered would be unnecessary, as the city has most of the information it would need. Waara said a cart would be more useful in determining the fate of a particular site, but less so for the city center in general. Vice President Bill Leder asked if the blueprint subcommittee formed earlier this year should continue, as the pace of the review would not allow it to pursue its goal of updating two chapters at a time.

“Everyone will be involved, and those of us who were on the committee will obviously have comments based on our discussions.” he said. “But it’s hard for me to see the need for this committee to continue with this.

– I heard an update from Waara on repairs to the Lakeshore Center, where part of the wharf collapsed. The city, Michigan Technological University and the National Park Service will meet to discuss a long-term solution. Michigan Tech conducted an R / C underwater survey of Dee Stadium and Ranger Pier.

“Fortunately, there was nothing scary” he said.

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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.

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.

Adams planning board approves site plan for Greylock Glen outdoor center / iBerkshires.com

By Site plan
Michael Petrin of VHB presents the site plans for the outdoor center at Greylock Glen on Monday to the planning council.
description of the image

The outdoor center will include an exhibition space, classrooms, a restaurant and a lobby.

ADAMS, Mass. – Site plans for the new Greylock Glen outdoor center received the seal of approval on Monday – nearly a decade after the project was first approved by the Planning Council.

“I don’t know if council members recall this, but in July 2012 this council reviewed the proposed Greylock Glen project and you issued a special permit to us as part of the development of the planned resort unit. “said Donna Cesan, the city’s special projects coordinator. “When issuing and approving this special permit, you said that if after 10 years no development has been initiated, the special permit will expire.

“So I’m particularly happy to hear where we are in this timeframe, to bring you the approval of the site plan for the outdoor center project this evening.”

The 9,200 square foot outdoor center, designed as a multi-purpose structure with a 75-seat restaurant, exhibition space and classrooms, was designed by Maclay Architects.

Michael Petrin, project manager at Vanasse Hangen Brustlin Inc., led the board of directors through the stormwater, parking and utilities plans for the building.

The center will be located near Gould Road and will include an outdoor patio, paved driveways and 64 parking spaces.

“We have planned a loop around the disembarking of the buses but also of the fire apparatus,” said Petrin. “We have a stabilized gravel setback area, as well as concrete pavers for the driveways.

For stormwater management, there will be gully retention ponds around the site, he said. “Our disposal sites will be in a resource zone or buffer zone, which will fall under the jurisdiction of the Conservation Commission. They will therefore have to approve it.”

Some concerns have been raised about the maintenance of the natural pools, but Cesan said these will be maintained by the city just as it maintains the city’s parks and other facilities.

Water and water for fire suppression will come from Gould Road and sewers will follow the same route. One change in plans presented to council was the elimination of a stand-alone pump station for the fire protection line. This was not considered feasible, so it is now attached to the building with a separate water pipe.

The power lines will also be brought underground. Petrin said electric vehicle charging stations will eventually be installed.

Board members asked about solar plans and Cesan replied that solar is not part of this phase but is being considered for the future.

“We are studying this now, but due to the roof line of the building which is so varied, it was determined that it was not practical to put solar panels on the roof,” she said. “We’re looking at solar carports… we’d like to do at least one or two as a demonstration, but we’re also talking about an off-site supply of solar power that would serve this facility.”

The approval marks an important milestone in the final development of Greylock Glen. The city became the developer after a number of other projects failed over the decades, but struggled to achieve a defined vision for the first time in 2009.

Not that there hasn’t been any progress: 19 miles of trails have been completed, water and septic lines have been extended to Gould Road, and the Friend and Columbia Street roundabout has been completed. designed to facilitate the expected increase in traffic.

Future work envisions an amphitheater, campgrounds and a lodge on the 60-acre parcel of Mount Greylock State Reserve.

Keywords: Glen Greylock,

City Council Approves Drive-Through Variances and Site Plan | Local

By Site plan

Those looking to get their caffeine fix will soon have another option in Litchfield.

The site plan and signage gap for a Scooters Cafe on vacant land off U.S. Highway 12 East received City Council approval at its September 20 meeting.

Scooter’s Coffee is a national franchise with nearly 400 locations, many in the Midwest. The company was founded in 1998 in Omaha, Nebraska, and plans to double or even triple in size over the next two years, according to Tim Scott, who will own the local franchise.

The local operation will be built on Scooter’s ‘driving cafe’ concept. There will be no indoor seating and the building will only be about 635 square feet, according to plans shared with the city.

The building will be located on a three-tenths of an acre lot at 602 US Highway 12 East, a vacant lot just west of Pizza Hut on the south side of the highway. It will face north, with an entrance to the business from Davis Avenue west.

Signage plays a key role in the business plan, as it aims to attract customers traveling on Highway 12. The building will feature prominent signs on four elevations on all four sides. The company will also have a “monument sign” on the northwest corner of the property.

In addition to the site plan, Scott requested waivers to city parking requirements and signage regulations. With drive-thru only, the only parking the company will need will be for employees, so they’ve only provided five parking spaces – far less than the city code requirement of 63.

Signs on all four sides of the building and the monument sign — which Scott says in his application are required by the company — also required a waiver. The city ordinance allows a maximum of four signs for on-site advertising with a maximum size of 100 square feet per sign. The scooters will have two 43.5 square foot signs, two 18.25 square foot circular logos and the monument sign which is 54.8 square feet and would be 12 feet high. While the total signage area of ​​178.8 will be less than the 400 square feet allowed, but the number of signs exceeds the maximum of four, so the variance was necessary.

The Litchfield Planning Commission recommended approval of the deviations after reviewing the plans at its September 13 meeting, and the city council unanimously agreed.

No date has been given for the start of the work.

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

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

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

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



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

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



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

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

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

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

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

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

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.

Planning and Zoning Approve Hilario Site Plan Amendment

By Site plan

Posted: Aug 30, 2021 12:00 AM

The Planning and Zoning Commission approved an amendment to its approval of a site plan at 135-139 Mt Pleasant Road by Paul Hilario at its meeting on Thursday, August 19.

Land Use Director George Benson said The Newtown Bee on August 24 the revisions changed some of the language to clarify the approval requirements. The revisions came after Hilario appealed for approval because he “didn’t like some of the terms.”

“The revisions give us more clarity on what [Hilario] can store it on the property and where it can store it, ”Benson said. “The rest of the approval remains as is.”

The initial approval was for three buildings, to be constructed in phases, that would be used to store vehicles, including tow vehicles and vehicles in need of repair, for Hilario’s Service Center, Inc. According to the company’s Facebook page. company, it is a car and truck repair facility specializing in heavy vehicle salvage, machinery transportation and towing services.

The property where the three buildings are under construction is adjacent to the Service Center property at 131 Mt Pleasant Road and behind the property that houses Thai Delight at 133 Mt Pleasant Road. The site plan provides for 21 parking spaces for cars, 40 sites for semi-trailers and two sites for trailers.

According to Hilario, the plan is for the towing company to move to the new property and the gas station site to be sold to a new owner and reopened.

“We’re a bit cramped at the gas station,” Hilario said. “It’s going to be a lot better. “

Benson said that with an appeal, the commission tries to resolve issues with the claimant before the appeal reaches court. Benson said it was easier to sort things out in this case because it was about amending an approval rather than rescinding a denial.

“Nobody wins in court,” Benson said. “No one ends up happy.”

Benson said the main concern of the commission was what could be seen from Mt Pleasant Road; the commission did not want broken down vehicles parked near the road. The changes create a “better parking app” and more landscaping to control the parking of vehicles.

The changes to the initial approval of December 3, 2020 are as follows:

The condition which reads as follows: “Outdoor storage of vehicles outside the fleet is prohibited; Is amended to read: “The outdoor storage of vehicles outside the fleet is prohibited, the term” storage “does not include the parking of towed vehicles, vehicles under repair and fleet vehicles. “

The condition which reads: “Removal of all unregistered vehicles and non-fleet vehicles from properties prior to the issuance of any building permits” is deleted.

The condition which reads: “No vehicle storage or vehicle parking outside designated parking spaces” is amended to read: “No vehicle storage or vehicle parking outside designated marked areas. “

The condition which reads as follows: “No outdoor parking for more than three vehicles in the fleet” is deleted.

The following condition is added as a new condition: The area occupied by the proposed front building must be stabilized with grass and cannot be used for parking vehicles until construction begins on this building. “

Benson said that since the proposed front building was not built in the first phase of the project, the commission did not want cars parked in this area, so they requested that this area be grassed and not used for parking.

The original request, a special exemption and site development plan, was to allow the construction of buildings to store trucks and equipment and to carry out repairs.

The motion for initial approval in December 2020 stated that it “is hereby found to be in accordance with the Conservation and Development Plan and the Global Plan, and must be approved with the following conditions: removal of all storage containers on all properties offered unless permission are acquired; interior washing bays must be reserved for vehicles in the vehicle fleet; outdoor storage of vehicles not belonging to the fleet is prohibited; removal of all unregistered vehicles and non-fleet vehicles from properties prior to the issuance of any building permits; removal of all unauthorized lighting and signage on properties prior to the issuance of any building permits; no storage of vehicles or parking of vehicles outside designated marked spaces; no site work can take place without a building permit issued; no outdoor parking for more than three fleet vehicles.

At the December 2020 meeting, P&Z member Dennis Bloom asked what the building’s construction schedule would be ahead of.

Hilario replied, “Honestly, I don’t know. I want to build this center, catch my breath… If I had the money now, I would do both. I just don’t want to get ahead of the current economic climate.

When asked if the front building would be the second building to be built after the one in the center, Hilario replied that he couldn’t answer yes or no. He said he would strongly consider this an option and look at the costs.

Journalist Jim Taylor can be reached at [email protected]

A view of 135-139 Mt Pleasant Road, the future home of the Hilario Service Center. The blue building on the left is at 135, the gravel driveway is at 137, and on the right is 139. —Bee Photos, Taylor

A view from the driveway to 139 Mt Pleasant Road.

Part of the 135 Mt Pleasant Road property stretches behind 133 Mt Pleasant Road, home of Thai Delight Restaurant. The Hilario service center uses the area to store vehicles.

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.

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.

Georgetown: Houston developer offers 300-unit apartment complex

By Site plan

Featured Photo: A street view of the proposed site with the portion highlighted showing the area of ​​the proposed apartment development adjacent to SH 195.

Posted: 18-8-2021

by Art Benavidez

Georgetown (Williamson County) –A Houston developer must resubmit a site plan for a 300-unit apartment complex, after the Planning and Zoning Commission found it non-compliant with the development code.

The 16.73 acre property, Alta Berry Creek, is not developed and will be located at 2201 SH 195 in the northern part of the city.

Wood Partners offer an apartment development consisting of 14 multi-family buildings with 45.2% waterproof coverage (7.66 acres).

The unit mix will include 44 efficiency units, 108 one-bedroom units, 108 two-bedroom units and 40 three-bedroom units.

The Austin office of Kimley-Horn prepared a site plan that showed 572 parking spaces, a water quality pond, a private holding pond, a dog park, a maintenance building, an amenity building, a monument sign, as well as as several masonry walls throughout the complex.

The development will have a 25 foot front setback and 15 foot side setbacks.

Sitemap.

Winter Park, based in Florida Apg Asli Ix Gp, LLC owns the property through the entity Berry Creek (Georgetown) ASLI IX LLC.

Rockwall based Design Balance Inc. and the Houston office of SDC Engineers, LLC are on board the project team.

This was the second review of this request; it was also examined by the committee on July 20.

VBX Project ID: 2021-605B


[email protected]

Oxford Commons-Entertainment Block Gets Sitemap Approval

By Site plan
The rendering of the design shows the future Oxford Commons-Entertainment Block. The site plan was approved on Monday. Image via Oxford Planning Department

The Oxford Planning Commission on Monday approved Phase 2 of the Oxford Commons-Entertainment Block, which will include two restaurants with outdoor dining and an outdoor stage.

The development is northeast of the intersection of Sisk Avenue and Commonwealth Boulevard. Last year, the commission approved Phase 1 of the mixed-use retail and entertainment area which began with a two-story building with retail and office space.

The Blackburn group is the developer.

The commission also approved a waiver to exceed the maximum allowable height of the retaining wall in a front yard. The maximum height is 4 feet and the developer requested a 5 foot 9 inch wall since the stage and the outdoor space are below street level.

The plan provides for 272 parking spaces; however, the sitemap shows 218 spaces. The developer made an agreement with a nearby church to be able to use the church’s parking space when needed.

The commission approved the site plan but included a condition requiring that the agreement with the church be submitted in writing to the planning department and be part of the site plan.

David Blackburn, president of the Blackburn Group, previously told Hottytoddy.com that he expects restaurants with a music scene and outdoor seating to be open in the spring or summer of 2022.


Local VFW Post 7105 had its site plan approved for a new facility at this week’s Planning and Zoning Commission meeting.

By Site plan

Featured Photo: A street view of the VFW, which will remain open until the new building is ready to be constructed. Image: Google Streets.

Posted: 6-8-2021

by Art Benavidez

Fredericksburg (Gillespie County) – Local VFW 7105 substation had their site plan approved for a new facility at this week’s Planning and Zoning Commission meeting.

The new facility would be located at their current location at 710 S. Washington in the southern part of town.

The property is 1.8 acres in size and the business would be operational until the new facility is ready to be built.

The new VFW hall would include an 8,512 square foot office / assembly building, 77% waterproof coverage and 120 parking spaces, as well as landscaping and a sidewalk.

A site plan by local architects W. Cass Phillips Planning and Design shows a 5,000 square foot pavilion with a building height of 20 feet, a 512 square foot foyer and a 3,000 square foot cantina.

Cass phillips, who represented the project, said development was still in its early stages.

“The plan here is that a good deal of fundraising is needed to make that happen,” he said. “The main revenue stream for what VFW has to do with their programming is what this cantina generates. The idea is that we want to rebuild the facility behind that row of trees that divides the land in half and remove the old building once they’re ready to put the new one into use.

Phillips was unable to provide the commission with a specific development schedule and was reminded that approval of the site plan would be valid for two years.

“I don’t think it’s in anyone’s best interest to start construction until we have money in the bank,” he added.

A marketing campaign to facilitate the new development of the VFW is currently underway, according to member Jim Bisson.

VBX Project ID: 2021-5A71


[email protected]

Site plan approved for mixed use building in Uptown Westerville

By Site plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

He said it was an exceptional proposition.

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

[email protected]

@ThisWeekMarla

Quicklee Site Plan Approved by Batavia Planning Committee | Featured Story

By Site plan

BATAVIA – Developers of a proposed Quicklee’s convenience store and gas station have approval from the city’s planning and development committee to proceed, following approval of a site plan and a special use permit.

Quicklee’s, which is based in Livingston County, wants to change the use of the former 3,771 square foot Bob Evans Restaurant, 204 Oak St.

The project includes the construction of a four-pump service station island with canopy and underground fuel storage tanks. The convenience store with retail fuel will use 2,771 square feet and the restaurant with drive-thru will use the remaining 1,000 square feet. The committee approved the site plan and permit at its Tuesday evening meeting.

Planning and Development Committee Chairman Duane Preston said Wednesday the committee received an updated traffic study on Tuesday that addressed their concerns about the line of vehicles at the drive-thru at the Tim Hortons proposed for the site. . The state Department of Transportation has recommended that there be enough room to accommodate the expected line of vehicles at the drive-thru.

“The DOT recommended that the traffic study be complete. Our concern was the Tim Horton’s drive-thru queue (range of vehicles) and they recommended that would be fine,” he said .

Preston said the committee had been concerned in the past that traffic problems could arise when Dunkin’ and Tim Hortons opened.

“At our last meeting, we wanted a traffic study confirming that there would be enough room for the queue.

“Assessment of drive-thru queues during the morning rush hour showed that there is significant storage space to accommodate the traffic frequenting the proposed cafe,” Preston read from information provided by SRF Associates. , who carried out the traffic study.

“It was updated in June 2021. It was a brand new study,” Preston said. “It was based on the recommendations they had made on the previous traffic study for the previous month.”

Vehicles will be able to enter Quicklee’s through Noonan Drive and return through Noonan Drive,

New traffic generated by the project is expected to be 79 vehicles entering and 71 exiting Quicklee’s during weekday morning rush hours, and 53 entering and 55 exiting vehicles during evening rush hours.

“You’re going to see a little more traffic. You are going to see 79 more cars than before,” he said today. “It’s going to be a little busier…compared to people sitting in a sit-down restaurant (Bob Evans).

Preston said that at this point Quicklee’s is free to move forward with the project.

“They said they were still in negotiations with Tim Hortons on the building. They may need to come back to us for a sign-up when they find out if they are using Tim Hortons,” he said. “At this time, they have not confirmed their relationship with Tim Hortons.”

The committee does not want to see the former Bob Evans remain empty.

“It’s a wonderful location for Thruway traffic. It’s a nice project. We love people leaving the Thruway and spending money on gas and coffee. This is great for additional gasoline tax revenue.

The committee took no action regarding the preliminary review of the YNCA/UMMC Healthy Living Campus site plan. The plan would entail the removal of three buildings. The proposed new facility will include the construction of a two-story, 69,420 square foot building that will house a YMCA, medical offices, off-street parking, a new access point from Summit Street and numerous upgrades. day on the construction site and landscaping. throughout the complex.

“This was presented to us in the form of a site plan review proposal. They want to go straight to SEQR (State Environmental Quality Review), but we had a few other issues that we wanted to see smoothed out through the process. We wanted to soften the look of Main St. between GO ART! and the new Y,” Preston said. “The old plan called for additional parking in this area. We’d like to see it softened up with more green spaces…a small park-like setting. They’re going back to see if by eliminating a handful of parking spaces, that’s going to significantly hamper the parking situation. It shouldn’t be, but they have to have a certain number of parking spaces. They’re going to have to see what they can pack to stay within the code.

Preston said the committee will have to hold a public hearing into the proposed Summit Street entrance. The hearing is scheduled for the next meeting, August 17 at 6 p.m. in the council chambers.

“A lot depends on the Summit Street entrance and green space,” he said.

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

By Site development

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

Posted: 07/22/2021

by Art Benavidez

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

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

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

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

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

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

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

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

VBX Project ID: 2021-551E


[email protected]

Leander: Austin Developer Brings 38,000 Square Foot Commercial PUD to City

By Site plan

Featured Photo: Stantec’s conceptual site plan for the proposed PUD.

Posted: 07/19/2021

by Art Benavidez

Leander (Williamson County) – An Austin developer received approval for a conceptual site plan for an 8.5-acre Planned Business Unit (PUD) development at last week’s city council meeting.

The vertical construction will include several buildings totaling approximately 38,000 square feet. The property has also been converted from Urban Core (T6) to PUD, with Basic General Commerce (GC) zoning.

The undeveloped project site is located northeast of the intersection of Hero Way and US Highway 183.

Street view from the site. Image: Google Streets.

Lance Hughes proposes to develop the PUD, Leander’s Market, through the entity Transit Village Investment, LTD.

Tonya swartzendruver, urban planner in the Austin office Stantec, represented the Project and stated that Hughes proposes to divide the Project site into five plots.

“These lots will be enhanced with a 15,000 square foot commercial tenant, a multi-tenant store building and three stand-alone buildings that are expected to be occupied by food, financial, retail and / or service businesses,” a- she said in a letter submitted to the city. .

Stantec has published a conceptual sitemap with the following specifications:

  • Lot A (2.3 acres) 7,900 sq. Ft. ca., 82 parking spaces
  • Lot B (2 acres) 15,000 sq. Ft. Building. ca., 148 parking spaces
  • Lot C (1.7 acres) 8,300 square foot building, 97 parking spaces
  • Lot D (1.2 acres) 3,500 sq. Ft. Building, 36 parking spaces
  • Lot E (1.3 acres) 3,500 sq. Ft. Building, 40 parking spaces
  • Outdoor play area
  • Landscape buffer zone along the eastern boundary of the property
  • Proposed pylon signage

Stantec is also using its San Antonio office for the project. The PUD requires 90% of masonry buildings.

The development is currently in discussions with tenants Hat Creek, Sherwin Williams, Torchy, Pluckers/Walk on and Specifications among others.

VBX Project ID: 2021-53A5


[email protected]

Site plan approved for housing development on Kanuga Road in Hendersonville

By Site plan

The Hendersonville Planning Council on Monday estimated that a plan to build nine housing units along Kanuga Road meets city requirements.

The vote was 7-2 with board members Bob Johnson, Jon Blatt, Jim Robertson, Peter Hanley, Tamara Peacock, Hunter Jones and Robert Hogan voting for. Candi Guffey and Neil Brown were the two opposing voices.

LCV Ventures, owner of the property, and David Day, with Day Associates Construction Services, submitted a review of the sitemap and a major subdivision application to the city to build on a vacant, wooded 4.77 acre lot.

The project, called Kanuga Trails, does not require rezoning, as a minor PRD does not change the underlying zoning.

The nine structures will include eight duplexes and one single-family home. All will have two floors and each will have two parking spaces. The development will have two entrances and exits.

The planning board was only responsible for saying whether the project was or was not compliant. The plans are to develop the property as a planned residential development in the R-15 district.

A final site plan must be submitted to the city’s Planning Division for approval and a zoning permit.

Neighbors attended Monday’s meeting and expressed concerns about flooding, traffic and the density of the project. Some also expressed concerns that the project was too close to their homes.

A significant portion of the property is located in a floodplain, but the developers say the buildings will be constructed outside the floodplain. In addition, a rainwater retention system is proposed, as well as a retaining wall to be built behind the buildings.

The proposed density is 1.88 units per acre. The allowable density is 3.75 units per acre.

The developer proposed a fee in lieu of sidewalks due to a possible future widening by the NCDOT of Kanuga Road.

Eighteen trees will be felled and six will be maintained in the management area. The property is currently vacant and wooded.

Rebecca Walter covers county government, health, nonprofit, and business for the Hendersonville Times-News. Contact her at [email protected] and follow her on Twitter at @BRNRebecca

Revised sitemap shows changes to proposed application Manistee Hampton Inn

By Site plan

UPDATE: A previous version of this article incorrectly quoted the author of a letter included in the Manistee Planning Commission agenda file. This story was updated to reflect the correct information as of 9:50 a.m. May 18, 2021.

MANISTEE – It’s almost time for the second round with the sitemap of a Hampton Inn development app, and there have been some changes to the app.

The planned development aims to replace the current one-story Lakeshore Motel with a five-story Hampton Inn with more than 100 rooms.

The Manistee Planning Commission voted to file the application for legal review at its April 1 meeting when commissioners wanted to ensure the application complies with Manistee’s master plan and general zoning requirements.

RELATED: Hampton Inn Application Passes City Legal Review


Now, a special meeting on the scheduled Unity Development App is scheduled for May 20.

The site plan for the planned unit development application for a Hampton Inn property near First Street Beach would have changes to aspects such as the height of certain panels, an “extended outdoor patio” and a different projected number of bedrooms. from that proposed previously.

The city defines a planned unit development as “a special land use intended to accommodate mixed or mixed-use developments, innovative design features, and/or sites with unusual topography or unique settings,” according to the ordinance. zoning. Since the hotel will include a restaurant, it is a mixed-use property.

According to 49-page Manistee Planning Commission Agenda, the previous plan called for 108 rooms, but the revised site plan calls for 101.

The package also includes a list of topics that have raised questions in previous meetings or parts of the bid process such as parking and water and sewerage.

RELATED: Petition Calls for Delay in Proposed Hampton Inn Development

A letter from Tom Welling, Vice President of Development and Facilities for Suburban Inns, to the Manistee Planning Commission was included in the agenda file and dated April 23.

The letter detailed changes to the app’s sitemap with information on how they weren’t able to add a rooftop bar, but they planned to “move the restaurant to the fifth floor at the expense of 11 rooms on this floor”.

Welling said they added two meeting rooms on the fifth floor. He said moving the restaurant, bar and kitchen opened up space on the first floor where four bedrooms could be added.

He said the monument panel would be reduced from 10 feet in height to the 8 feet currently proposed.

“We executed the pro-forma by reducing the height of the building by one floor, which would reduce the number of rooms by 33 with the restaurant and bar on the upper level,” reads the letter. “The loss of revenue from these chambers, combined with the high cost associated with land, development requirements and construction cost, reduces the return on investment to the point where it is no longer viable.”

The proposal also includes an indoor swimming pool, bocce court, volleyball, fitness center, lobby bar and parking.

“To provide additional off-site parking, the developer will pay to install 18 additional parking spaces around the site at an estimated cost of $80,000,” reads part of the agenda package’s narrative section.

The hotel is also expected to use the city’s water and sewer services that exist at the current site.

However, it is planned that stormwater will be directed to an off-site retention pond in collaboration with the city.

A point with water is that although there is water for regular use and extinguishing fires, there are not “sufficient places to connect firefighters’ apparatus”.

“To address this issue, the developer worked with the city to develop a plan to extend the water main from the dead end loop of Lakeshore Drive to the end of Harbor Drive where another loop exists. dead end water,” reads part of the story adding that it solves two dead end loop problems for the city.

In a letter dated May 3 from Manistee Department of Public Works Director Jeff Mikula to Manistee County Zoning Planner and Administrator Zachary Sompels, Mikula answered several questions posed during the development review of the planned unit.

In the letter, Mikula referred to retention ponds and the plans the Manistee Department of Public Safety had for them.

“There are several areas within the (town of Manistee) park that currently have drainage/flooding issues. This was DPW’s long term plan to address these issues with the retention pond(s). The work would have been completed when funding became available,” Mikula said. “Retention was considered because of its lower cost and lower environmental impact than a piped storm sewer that would discharge directly into the lake. If the project goes ahead, the construction cost will be paid by the developer. The retention basin will be owned and maintained by the city.

Mikula also said that the DPW did not ask for a traffic study to be carried out.

“The additional traffic created by the proposed development will not exceed the capacity of the main street network,” he explained in part.

He also said the parcel was surrounded by Manistee City Park land.

“The park is not located in an area of ​​high risk for erosion, nor in a critical dune area as classified by the Department of Energy, Great Lakes and Environment (EGLE). There are no known endangered species in the park,” he said.

The agenda file also shows that the project has five main stages: design development, design engineering, permitting, construction, and the “open for business” stage.

The design engineering phase was scheduled to run from February to September, with permits starting in September, construction in November this year until March 2023, and then the planned opening in April 2023.

The special meeting is scheduled for 7 p.m. on May 20. Attendees can access the Zoom virtual meeting at us02web.zoom.us/j/88372648626?pwd=UzJjTTVYMW0zTkRFZkdTV3NhUDkxQT09. The meeting ID number is 883 7264 8626 and the access code is 600714.

The meeting can also be followed by the public by telephone by dialing +1 312 626 6799.

Hampton Inn 5.20 2021 Public Package through Arielle Breen on Scribd

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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Residents are still not satisfied with the reworked Epsom hospital site development plan

By Site development

A group of residents say an Epsom Hospital grounds housing plan needs to “get back to the drawing board” as they are still not convinced of a redesign.

A reworked proposal for senior residences on land that previously fell within hospital boundaries was unveiled in February 2021, but after looking into it, the Woodcote (Epsom) Residents’ Society said it would not still wouldn’t support her.

The updated plans involve the demolition of buildings on the land and redevelopment of the site to provide a new elderly care community. The Dorking Road development will include 267 care residences, 10 care apartments and 28 care suites offering “transitional care”.

Operator Guild Living said the most recent plans respond to issues and comments raised by Epsom and Ewell Borough Council and the community at large, after the initial plans were denied.

But locals criticized its location and logistics even in its new form, calling for a further overhaul of the program.



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The story of the plans so far

In 2019, the land at Epsom Hospital was sold for £ 18million to Legal & General to create a senior living complex.

Consultations were held in fall 2019 and plans were submitted for 365 apartments to be lived in later in early 2020.

In November 2020 however, Guild Living’s plans were turned down by the Epsom and Ewell Borough Council planning committee, leading to some changes being announced in February 2021.

They reduced the height of the buildings to less than the height of the Wells Hospital building, reduced the number of living units by 42 and said they would plant more than 100 additional trees to improve the landscape.

The neighbor consultation expired on March 18.

An open letter from the Woodcote (Epsom) Residents’ Society states: “It is the very clear view of W (E) RS, as well as an overwhelming number of local residents and other interests, that this program amended fails to overcome the grounds for refusal.

“The massive scale, layout and design of the development are not significantly altered. It remains totally different from its surroundings and would cause considerable negative visual impact and damage to residential equipment. “

The letter goes on to say, “A fundamental overhaul of the scale, density, height and layout of the design is required if the drawing is to be considered acceptable. It must” get back to the drawing board. ” .

A response from Guild Living indicates that it has already responded to local comments and made significant changes to the first set of plans, stating, “The overall height of the building has been reduced to ensure it is lower than the floor plan. nearby hospital, and the building facing Woodcote Green Road has been reduced and further back from the road. “

Guild Living says it continues to work closely with local authorities and residents, responding to their feedback and helping meet future housing needs.

The other main criticism from residents concerns the congestion of the roads. One resident noted, “I see the amount of traffic caused by the busy hospital on a daily basis and the number of hospital staff having to park on residential roads due to the lack of onsite parking. “

Another said that “the number of cars that could possibly be on site when all the work is done will only cause more problems.”

A Guild Living spokesperson said, “Guild Living’s priority is to provide better transportation options for our residents by providing alternatives to owning a car. The focus will be on a carpooling system and a minibus to encourage residents to use more sustainable modes of transportation, while providing parking spaces for residents who choose to continue driving.

“Our approach will remove the hassle of car maintenance for residents, allowing them to enjoy active, independent lives later – while ensuring minimal impact on local road infrastructure.”

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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Site plan approved for a five-storey building along Mike McCarthy Way –

By Site plan

By Kevin Boneske
Personal editor


ASHWAUBENON – A site plan for the first of what could become several buildings along Mike McCarthy Way was approved Tuesday, Jan. 26, by village council.

Merge Urban Development previously entered into a development agreement with the village to build the project on property owned by the Ashwaubenon Community Development Authority on the north side of Mike McCarthy Way between Holmgren Way and South Ashland Avenue.

Merge plans to construct a five-story mixed-use building with 3,100 square feet of commercial space on the first floor, 88 multi-family residential units on the second through fifth floors, and a 12,000 square foot climbing gym on the east side of the building. building.

Community development manager Aaron Schuette said the L-shaped building will have a public courtyard in front and off-street parking along the west and north sides of the building with underground parking not possible in the area due to the slick groundwater.

Schuette said the approved site plan only included the residential and commercial parts of the project, with the exterior elevations of the climbing gym not ready for submission at this time, but would be considered for a future. site review by Site Plan Review Committee, Plan Commission. and the board of directors.

“It’s a beautiful building, and I love that it’s all masonry,” said village president Mary Kardoskee. “He will be really beautiful for a long time.”

Schuette said conditions for approval include that the exterior of the climbing gym be submitted separately for review of the site plan, coordinating with the public works and forestry departments regarding the feasibility of the proposed flowerbeds on along Mike McCarthy Way and all metal wall panels using fully concealed fasteners.

He said the project would also involve cutting a new driveway and closing an existing one, which will require the restoration of on-street parking spaces.

With a development agreement already approved for the project, Schuette said Merge is in the process of obtaining a certified survey map approved to combine two parcels into one to facilitate development of the site.

He said construction of the building could begin this year.

Administrator Gary Paul said he hopes the development will attract more people to the area.

“There is more land there that could be used for other developments,” he said. “I think it’s going well, and like I said, we’re getting another great structure.”

Work begins for 200 million euros to develop the Opera site

By Site development
Site Security Officer Aoife Munnelly with LTT General Manager David Conway, Council General Manager Pat Daly and Mayor Michael Collins at the opera site as construction begins Monday morning. Photo: Sean Curtin.

LIMERICK’s biggest commercial real estate investment and the largest ever outside Dublin began on Monday at the Opera House in the city center.

Demolition and placement work has been initiated by John Sisk & Son Ltd on the 1.62 hectare site which will accommodate up to 3,000 employees on a 450,000 square foot campus.
The € 200 million program will take up to six years, with up to 500 people involved in construction at its peak.
Key elements of the project will include a 14-story office building; a five-storey aparthotel with commercial units on the ground floor and in the basement; an office building above the basement with retail units and a restaurant / cafe; a new library and a large public space.

The site is being developed by Limerick Twenty Thirty (LTT), a special purpose vehicle created by the City and County Council of Limerick in 2016 to boost economic and social development by building and promoting disused strategic sites in Limerick.
LTT has already completed the award-winning, fully leased Gardens International project on Henry Street, which was completed at a cost of 17.6 million euros.
Its portfolio also includes Troy Studios, Castletroy, which is fully completed and leased; the ten acre Cleeves Riverside project which is currently in the master planning stage; and the 60-acre Mungret Park residential site where a first phase of 200 units is planned for early next year.
The Opera site is fully funded by the European Investment Bank, the Council of Europe Development Bank and the Ministry of Housing.

The largest investment in a commercial real estate program in Limerick and the largest ever outside the capital began today at the site of the opera house estimated at 200 million euros. Pictured left to right: David Conway, CEO of Limerick Twenty Thirty, Pat Daly, CEO of Limerick City and County Council, Limerick City and County Mayor Michael Collins and Aoife Munnelly, Security Advisor, John Sisk & Son Ltd.
After completing planning in February 2020, the demolition and placement work program was launched today by contractor John Sisk & Son Ltd at the 1.62 hectare site which, when fully developed, will accommodate up to 3,000 employees on a 450,000 square foot campus. .
The site is being developed by Limerick Twenty Thirty DAC (LTT), a special purpose vehicle created by the City and County Council of Limerick in 2016 to boost economic and social development by building and promoting disused strategic sites in Limerick.
Photo: Sean Curtin True Media

Extensive site demolition and placement work will take up to 12 months, as will demolition of all 20th century buildings and subsequent additions, adaptive reuse of protected structures and other structures of heritage value.
Three major site developments will take place in addition to extensive rehabilitation and demolition work during the first three years of the program, including the new municipal library; aparthotel, shops and apartments and income building and attic developments.
Mayor Michael Collins said the development of the opera house would be crucial in helping Limerick out of its great economic challenges.

Minister of State responsible for the Bureau of Public Works, Patrick O’Donovan, said the development would propel Limerick’s economy into a new era.
“This will accelerate the social progress of the city. It’s also going to have a very positive ripple effect for a long time and way beyond the city, but into the county and the region. I can’t wait for this impact to take hold, ”he added.

LTT chief executive David Conway said there would be very significant economic benefits and jobs for the region under the six-year construction program.
“We were commissioned to develop sites that would accelerate the ongoing transformation of the City of Limerick and today, as we begin construction, it’s a highlight of this journey. “
Limerick City and County Council General Manager Pat Daly said the opera site has been the most discussed development in Limerick in modern times, so they were thrilled, with Limerick Twenty Thirty , to get there.
“Limerick Twenty Thirty was designed to stimulate growth in Limerick and the opera site is the biggest project in the program and the timing couldn’t be better. Every city and region beyond the world is plagued by the economic fallout from Covid-19, but the Opera site will give us a real advantage in the recovery, ”he predicted.
Limerick Chamber general manager Dee Ryan described the start of work on the site as a huge boost for Limerick.
“It will be an invitation to IDE, to indigenous businesses to look at Limerick. Once they do, they will see a city that is very open for business, looking to the future, and a great place to work and live.
“Even as the world of work evolves there will always be a need for commercial office space and the beauty of Limerick’s offering is that we can deliver it to world class standards but at a very competitive price within a great city and region to work and live, ”she said.

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Transforming the city’s urban landscape

The development of the opera house will include a number of significant changes to the city’s streetscape.
The main components will be a 14-storey building at Bank Place comprising 13,264 square meters of office space.
A four to six storey building on basement, with 12,654 square meters of office space, 960 square meters of retail and 430 square meters of restaurant / cafe use on the ground floor
A five-story building at the corner of Patrick Street and Ellen Street comprising a 5,000 m² aparthotel, 13 apartments and over 1,000 m² of retail space on the ground floor and basement
A renovated four story basement building on Rutland Street offering 444 square meters of commercial ground and basement use, with three residential units above.
The renovation of 9 Ellen Street, formerly Quinn’s Bar, will offer a 1260 m² bar and restaurant.
The renovation and adaptation of the old town hall, including the construction of a six-storey extension above the basement, will provide a new 4,515 square meter public library; 2,981 m² of offices as well as 196 m² and 445 m² of café / restaurant in the basement.
The Bruce House door will be moved to the internal gable at 8 Rutland Street in the atrium of the new library building, while the Buyilding attic on Michael Street will undergo extensive renovations.
Underground parking on Place de l’Opéra will also include car charging stations, secure bicycle parking spaces, as well as showers and changing rooms with additional secure bicycle parking spaces at ground level. .

Bee Cave Baldwin Sports Park moves forward with site development

By Site development

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

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

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

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

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

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

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

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

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

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

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

Site Development Plans Filed For Amazon Delivery Center In Former Westside Kmart | Jax Daily Record | Jacksonville Daily Record

By Site development

Site development plans were filed Dec. 11 for an Amazon.com ecommerce delivery hub in the former Kmart along Blanding Boulevard in Westside.

The civil engineering plans, designed by Fort Lauderdale-based Langan Engineering and Environmental Services Inc., were submitted through Miami-based landowner, Blanding Self Storage LLC.

Amazon describes the facility as an ecommerce distribution, fulfillment, and delivery hub.

The sitemap for the Amazon delivery center.

Plans for the old Kmart at 4645 Blanding Blvd. show that the existing building will remain with modifications to the parking and loading areas.

The plans show a van parking area, eight platform doors, 72 van loading spaces, 131 van parking spaces and 236 parking spaces.

The landowner has requested the zoning change of the property from Commercial / General-2 community to the development of planned units for use as an e-commerce distribution, fulfillment and delivery center. Approval of the rezoning is expected in the first quarter of next year.

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Real Estate Insider: Don’t Expect Joe Louis Arena Site Development Anytime Soon

By Site development

The US Department of Housing and Urban Development contradicts developer Emmett Moten Jr.’s claim last week that the department is demanding the demolition of the United Artists Theater, attached to the United Artists Building, for the $ 56 million redevelopment of the 18 floors. tower overlooking the Grand Circus park.

“We’ve been looking for ways to use it, and you can’t use it for anything,” Moten told the Detroit City Council’s Standing Committee on Planning and Economic Development Thursday. “They won’t shut down this project unless the building collapses.”

the Detroit News first reported Response from HUD.

Marta Jauniza, Chicago Public Affairs Specialist for the HUD, sent me the same statement she sent to The News: “The HUD did not impose a condition requiring the theater to be demolished. The borrower’s proposal was to demolish the theater.

A loan for the project would be provided through HUD’s 221 (d) (4) program, which provides a 40-year multi-family construction loan that requires departmental assessment of market, demand and other issues.

However, it may be a question of speaking of generalities.

John Graves, one of Moten’s Bagley Development Group LLC investors, said Gershman Mortgage, which is expected to provide around $ 34.5 million in senior debt for the project tentatively scheduled for 2021, believes it will not demolish the theater would put it in jeopardy financially.

He provided a letter from Adam Hendin, vice president of Gershman’s office in Clayton, Missouri, outlining the mortgage company’s position. Hendin confirmed on Tuesday morning that he wrote the October 2 letter to Moten.

The letter states that the theater is removing possible parking spaces for residents, making “the project less attractive and less marketable to potential tenants”, and that “the theater building is dilapidated and not an attractive building to live in. to the side”.

Further, the letter states: “If the theater building is renovated and becomes operational again, Gershman is concerned that this adjoining commercial and public use will disrupt residential tenants and therefore make the project less attractive and less marketable as a running business. .

The letter says that “the development has been presented to Gershman and the HUD in such a way that the adjoining theater is demolished.”

“As part of the demolition approval by Gershman and HUD, we will need the appropriate approvals from the State Historic Preservation Office (SHPO),” the letter said. “It was recently brought to Gershman’s attention that there are plans not to demolish the theater. Not demolishing the theater is a significant change from the funding request that has been submitted and approved to date, and this change will put 221 (d) (4) funding at risk. ”

Detroit City Council’s Standing Committee on Planning and Economic Development last week recommended approval to establish an obsolete property rehabilitation district and property tax allowances totaling $ 2.43 million. in dollars – about $ 175,000 for the OPRA and $ 2.25 million for the NEZ, according to Tracey Lynn Pearson, deputy director of media relations to Mayor Mike Duggan.

Limerick opera site development plan ‘fundamentally flawed’

By Site development
Michelle Hayes, Hayes attorneys photo: Cian Reinhardt

THE proposed development of the Opera site is “unsustainable, fundamentally flawed and materially contravenes planning guidelines”.

That’s according to An Taisce Limerick president Michelle Hayes in a submission filed with An Bord Pleanála on the 3.7-acre opera site project.

Ms Hayes also disputes that the proposed development of 180 million euros does not contain adequate housing, “rather comprising offices with smaller areas for commercial activity, including an AirBnB-type aparthotel and a small number of residential units, 16 apartments in total containing 34 bedrooms.

The proposed 15-story tower, she suggests, “is reminiscent of the 15-story Ballymun towers that had to be demolished due to anti-social behavior, drug crimes and social unrest.”

Miss Hayes then cautioned in her submission to An Bord Pleanála of the ramifications that the enormous cost of this development on an “excessive” scale will have for the rest of the Council’s other strategies and commitments, including housing.

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“The development includes a 15-story tower, 65 meters high, facing the Abbey River. It will have a major negative and oppressive visual impact, irreversibly damage the skyline, is out of scale and out of character, and will completely eclipse Bank Place, The Quays, Abbey River, The Hunt Museum, The Hospital Barrington, the Locke Bar, etc. , “she claims.

“The proposed development is unsustainable, fundamentally flawed, materially contravenes planning guidelines, including Urban Development and Building Heights – Guidelines for Planning Authorities, December 2018, the National Spatial Planning Framework 2040, creates significant adverse environmental effects, lack of imagination and vision, has severely damaging visual impact, is poorly thought out and, if allowed, would permanently and irreparably damage the character of the area and create a real and substantial obstacle to good planning and development sustainability of the city of Limerick as a whole.

Ms Hayes also maintained in her submission this week that the proposed development is not sustainable and will lead to a substantial increase in traffic jams, especially at peak times, and a negative environmental impact on the city “with only 55 additional parking spaces. intended for such massive development “.

“This will result in a larger carbon footprint, burning of fossil fuels etc. and is not in line with climate action and change policy.”