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Milton council hears appeal over cell tower site plan

By Site plan

Milton City Council is weighing whether to rescind preliminary site plan approval for Verizon’s proposed 140-foot cell phone tower on Front Street.

A decision on the appeal of Allen Benson, resident of Milton, will be made at the council meeting at 6:30 p.m., Wednesday, March 23, at the Milton Library.

At a March 9 appeal hearing, Benson made two arguments as to why he believes the planning and zoning commission erred in granting preliminary site plan approval.

First, he said, the planning and zoning did not take into account the negative impacts on neighboring properties when granting approval. Second, the city code states that no new utilities can be built in a flood zone, which is this part of Front Street.

“The issue that has been raised repeatedly is about increased flooding on Front Street by building this cell tower on a 50ft by 50ft platform in a designated flood zone. The basis for this appeal is that planning and zoning, contrary to city code requirements, never really considered the impact on the adjacent neighborhood,” Benson said.

The proposed Verizon Tower has been controversial from the start, primarily due to its location, which would be in the city’s current public works yard at 210 Front St. Verizon said the tower’s location and height will give the Better Cell Phone Coverage for Verizon Customers in Milton. Opponents, however, say the tower would be an eyesore in a part of town that is frequently flooded and is being proposed as a potential gateway to the town in Milton’s overall development plan, particularly after demolition and construction. removal of the current sewage treatment plant once Artesian’s new plant is on the road. 30 is operational.

Because the land is zoned residential R-1, Verizon had to obtain a special use permit from planning and zoning. This permit was granted and the decision was appealed to the city council in August.

In its decision, the council said the overall plan imagines what could be on this site, but also calls for the improvement of infrastructure services, which the tower would provide, and which planners have put in a state stipulating that Tower plans must comply with all state and federal rules and regulations. Council members said at the time that floodplain issues would be addressed through the site plan review process.

Planners approved preliminary site plans in November but attached several conditions that must be met before final approval, including geotechnical analysis of the site in wet and dry conditions, permits from the US Army Corps of Engineers , a construction sequence, no pile-driving allowed, runoff and flood analysis, vibration monitoring, and a promise that Verizon will maintain plantings around the site.

Benson said planners had not considered the effect on streets surrounding the tower, such as Collins and Walnut streets, and whether they would be able to handle the increased traffic the tower would bring. He said planners and city officials had not given due consideration to an alternative to building a tower, such as installing an antenna on an existing water tower.

“This project cannot move forward,” Benson said.

Presenting on behalf of planning and zoning, city attorney Seth Thompson said the commission considered the health, safety and welfare of the community in making its decision. He said the series of conditions placed on the approval were intended to address the flooding issue and that Verizon indicated that the platform where the tower would be placed is above the floodplain. Thompson said the commission questioned Verizon representative John Tracey at length about the flooding issue around Front Street, demonstrating that those concerns were addressed before the commission granted preliminary site plan approval. Finally, he said Verizon still needs approval from state agencies before final approval of the site plan.

Tracey presented on behalf of Verizon and reiterated that the commission addressed concerns about flooding in its Preliminary Site Plan Approval Terms. He said the commission, by a vote of 6 to 1, found the layout of the site acceptable and asked council to uphold the commission’s approval of the preliminary site plan.

“The planning commission carefully weighed the testimony of those before it,” Tracey said. “The planning commission acted in accordance with the law in an orderly and logical manner.”

Recusals and public comments

For this appeal hearing, the council had just four members, after three – councilor Randi Meredith and councilors John Collier and Sam Garde – recused themselves. Prior to the hearing, Collier announced that he was recusing himself due to prior statements about the case made on a public record. Meredith and Garde recused themselves before the meeting. Although council members did not have to publicly state the reason for their recusal, Meredith said after the meeting that she was unable to attend due to a death in the family.

Benson and Barry Goodinson of 313 Mill St., asked Mayor Ted Kanakos to recuse himself due to a ground lease he signed with Verizon in 2019. Kanakos refused to do so; attorney Glenn Mandalas, representing the city council because Thompson, the city attorney, represented the planning and zoning commission, told Goodinson he could take his complaint to the City’s Public Integrity Commission. Delaware for consideration. Goodinson previously appealed the planning and zoning decision to grant Verizon a special permitted use for the tower.

Public comments were exclusively against the tower.

Agnes Steele, 209 Collins St., requested that the matter be referred to the planning commission for reconsideration.

Ginny Weeks, 119 Clifton St., said nowhere in city code is a 140-foot cell tower permitted.

The comment period became tense after Goodinson asked Kanakos to recuse himself; Goodinson said Kanakos misled people as to why the tower was placed on Front Street. Steele then returned to the microphone and said Kanakos was sarcastic and seemingly frustrated with people voicing their concerns. Kanakos said it was the first time in six years as mayor that he was personally attacked in a meeting.

Public comments were then closed and Benson, Thompson and Tracey were allowed to make closing statements, reiterating their points. The city council chose to postpone the vote on the case so that it could consider all the evidence. The Board has several options it can pursue toward its expected March 23 decision: It can reject Benson’s appeal and uphold the panel’s decision; he can overrule the commission’s decision or send the matter back to planning and zoning for further review. The Board has 60 days to issue a written decision on the appeal.

Council rejects Neighbors sitemap – Times News Online

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Published on March 17, 2022 at 2:07 p.m.

A power outage caused by high winds dampened but would not have extinguished the February 22 meeting of the Hellertown Borough Council, as its chairman Thomas Rieger, council members and attendees improvised – with Rieger broadcasting the session on Zoom with his laptop and a mobile wireless “hotspot” until the electricity was restored.

The most widespread topic of discussion was the resounding rejection of a revised proposal by Gabriel Solms of Lou Pektor’s Ashley Development Corporation in Bethlehem to transform the former Neighbors Home and Garden Center site at 42 Main St. between Walnut Street and Polk Valley Road into three -building apartment complex.

Since the plot is currently in a shopping center zoning district, the council would have to allow a waiver. When representatives for Ashley first presented their plans to council in November 2021, the site plan called for 142 apartments, which raised several concerns.

Despite changes to the plan that Solms and Associates presented to the board, members expressed many of the same reservations. Between “setting a precedent” for so-called “spot zoning,” as planning commissioner Liz Thompson said, and traffic and maintenance issues, most of the reception of the proposal was cold at best.

Some council members have expressed apprehension over what has been called an “explosion” of multi-family, mixed-use developments across the borough. Only Mayor David Heintzelman shared a positive view of the idea, saying there was worse than the 112-unit structure that could be built.

In the end, council decided to place the item on the agenda for the next meeting for the formal rejection of the zoning variance. Due to recent changes to Pennsylvania’s Sunshine Act, any such proposed motion must be made public before any action can be taken.

In addition, Borough Director Cathy Hartranft announced an electronics recycling and document shredding event scheduled for April 30 at Dimmick Park. The two-hour event is free for residents of the Borough of Hellertown only.

A discussion also took place on the Borough’s difficulty in obtaining bids for a renovation project for the Community Pool concession kiosk. Borough engineer Bryan Smith recommended reposting it and said contractors had been “extremely hesitant” due to supply chain and personnel issues. The board voted unanimously in favor of Smith’s suggestion.

Along the same lines, Hartranft and Rieger reiterated the need for candidates for various seasonal positions at the pool: a water sports manager, a ticket/concessions manager and lifeguards. “If we don’t get any of those, the pool can’t open,” Rieger said.

Hartranft noted that the borough has increased its salaries for the upcoming season and is offering a 50% reimbursement for the cost of lifeguard certification training.

press photo by Chris Haring Hellertown Planning Commission member Liz Thompson raises concerns about the proposed development of the Neighbors Home and Garden site.

The Neighbors Home and Garden site on Main Street in the borough has been vacant since its closure in 2020.

The Neighbors Home and Garden site on Main Street in the borough has been vacant since its closure in 2020.

PRESS PHOTOS BY CHRIS HARING The Neighbors Home and Garden site on Main Street in the borough has been vacant since closing in 2020.

03/11/2022 | Site Plan Approved for Berlin Activity Depot Expansion

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Site Plan Approved for Berlin Activity Depot Expansion

BERLIN — The Berlin Planning Commission has approved a site plan for an extension and addition to the Berlin Activity Repository. On Wednesday, the commission approved plans to upgrade Berlin’s business depot on Old Ocean City Boulevard. The project, which will be done in phases, will begin with an addition to the side of the building…

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Work on the Highway 50 bridge will include lane closures

Work on the Highway 50 bridge will include lane closures

OCEAN CITY — The State Highway Administration of the Maryland Department of Transportation will perform routine inspections of the Route 50 bridge next week. Officials say inspections will begin Monday, March 14, weather permitting, with crews working from 8 a.m. to 5 p.m. daily on the bridge. The work should be completed by 5:00 p.m. on Friday…

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OAR to headline new beach festival

OAR to headline new beach festival

OCEAN CITY — After months of speculation and anticipation, more details have emerged about the proposed major three-day music festival in Inlet in September, which includes Maryland-based OAR as a lead player. Last August, Director of Tourism and Business Development, Tom Perlozzo, and C3 Presents Founder and Promoter, Tim Sweetwood, pitched the idea of ​​a…

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Townhouse project moves forward in Berlin

Townhouse project moves forward in Berlin

BERLIN — Plans for a new townhouse development on Old Ocean City Boulevard are moving forward after discussions with the city’s planning commission. The Berlin Planning Commission voted 6-0 on Wednesday to provide a favorable recommendation for a text amendment that would allow fee simple townhouse developments in Berlin. “It’s just another way to grow…

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Application, site plan submitted for solar project

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A photo simulation provided by Orion Renewables illustrates what the solar farm project could look like to passers-by on the north side of Bowers Road in Goodland Township.

GODLAND TWP. – A California-based renewable energy company that plans to build a $100 million solar farm in Goodland Township has submitted a special application for a land use permit, along with a site plan to officials of the township for the proposed development.

Goodland Township Supervisor Ron Cischke said a representative from Orion Renewable Energy Group delivered the documents to City Hall on Feb. 18. “There are no public hearings scheduled on their application and site plan yet. There’s a lot to do before we get to that,” Cischke said.

Copies of Orion Renewables’ application and site plan, Cischke said, will be forwarded to the Goodland Township Planning Commission, the township’s legal counsel and the Building Code Authority and to other related agencies for review and comment prior to scheduling public hearings.

“We have talked about it, and it is possible that there will be two public hearings. One for the special land use permit application and one for the site plan, but that will be up to the Planning Commission to determine,” Cischke said. “That probably won’t happen until their April meeting at the earliest.”

The proposed site plan illustrates in blue where solar panels would be installed on 13 parcels in southeastern Goodland Township.

The proposed site plan illustrates in blue where solar panels would be installed on 13 parcels in southeastern Goodland Township.

Amanda Hoffman, project development manager for Orion Renewables, was not told of any scheduled meetings regarding the company’s filings with Goodland Township.

Orion Renewables plans to build a 100 megawatt solar farm which will be bounded by Bowers Road to the south, Shaw Road to the north, and Cade and Sisson roads to the east and west in the southeast corner of the township. Hoffman said Orion’s proposed project will be located on property owned by 13 local landowners that covers 1,713 acres – although only 689 acres are expected to have solar installations.

The proposed project has been pitted neighbor against neighbor by opponents and individuals who would have signed leases with Orion Renewables to use their land for up to 25 years, in return for payments from the company.

A photo simulation of what the solar farm project on Shaw Road might look like.

A photo simulation of what the solar farm project on Shaw Road might look like.

Orion Renewables said that in the first year of operation, if Goodland Township officials allow it, the township could realize more than $750,000 in property taxes from the development.

In a recent statement to the Departmental press, Hoffman said property owners who sign with the company will receive millions of dollars in lease payments and more than $8 million in property taxes for Goodland Township over a 25-year period.

Goodland Township’s zoning ordinance permits solar energy projects in the community, provided the applicant company receives a special land use permit to build the project on land currently used for residential and agricultural purposes .

Site plan review process by the Planning Commission, subject to public review and comment, details of where the proposed development would be built, including the location of inverters and substations on the leased plots.

The site plan, including photo simulations of what the proposed development might look like for passers-by on local roads, can be found at www.goodlandsolarproject.com.

City Council meets the second Tuesday of the month at 7:00 p.m. The next meeting will be March 8 at City Hall, 2374 N. Van Dyke Rd.

The Goodland Township Planning Commission will meet March 17 at 7 p.m.

South Haven housing estate stalls with tied vote on site plan | Local News

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For the second time in two weeks, a proposal to allow an affordable housing development in South Haven ended in a tie vote, jeopardizing the project’s ability to move past the drawing board stage.

Chicago-based Habitat Co. has spent the past year finalizing plans to build a 144-unit apartment and townhouse development on 5.74 acres of property once occupied by the former factory. ‘Overton.

The South Haven Planning Commission blocked a 4-4 vote on February 16 to recommend Planned Unit Development (PUD) approval for the project. The tie vote put the matter before the city council to decide.

However, last Monday city council members were split 3-3 (with one member absent) on setting up a public hearing on March 7 for the project, meaning the proposal will not go ahead at this stage.

Council members who voted against the proposal expressed concern about the number of proposed housing units, the proximity of the proposed buildings to sidewalks and the company’s request to forego paying for an impact study environment for the site.






The rendering shows what the first phase of the SoHAVEN apartment complex could look like. Phase one apartments would face Elkenburg Street and Indiana Avenue in South Haven.



“We have planners split on approving this, City Council split, it’s too important for us to come to a conclusion at this point,” Mayor Scott Smith said.

Smith, however, said the city isn’t ready to drop Habitat’s proposal.

“The staff will come back to them and let them know of our concerns,” he said. “We still have some concerns, but not enough information. We hope this will be done at a later date. »

Several other board members have also expressed interest in continuing to work with Habitat Co.

“I hope we can find a way to move forward with Overton’s development,” said Board Member Wendi Onuki. “The community needs affordable housing. I look forward to finding solutions.

Council member George Sleeper expressed similar thoughts.

“Hopefully we can get through this,” he said. “There are a lot of good things with this development.”

A study and a waiver

Sleeper, who voted against the proposal, said his biggest concern was the developer’s waiver request for performing an EIS.

Environmental Impact Studies analyze the impact a proposed development would have on a municipality’s utility systems, fire, police, school services, solid waste disposal, soil, air , groundwater, floodplains, wetlands, noise levels and additional traffic.

Habitat officials said the city, which owns the Overton property, already has much of this information, and conducting a study on its own would cost up to $20,000 and take about two months.

They had hoped city council approval of the project would allow them to apply for tax credits from the Michigan Housing Development Authority by April 1 to help fund the first phase of the project.

In reviewing Habitat’s request for the EIA exemption, city staff agreed that the information was already available.

“The city council acquired this property through a tax foreclosure in 2015, obtained environmental due diligence reports, prepared and implemented an environmental protection plan, demolished an abandoned factory on the site and examined the impacts of a large development on the site. since the 2018 master planning process and developer’s RFP,” Deputy City Manager Griffin Graham wrote in a memo to the planning commission earlier this month.

However, Sleeper and several other dissenting board members believe Habitat should still undertake the study itself since the company is offering to develop the site.

“I don’t see any benefit to forgoing EIS,” Sleeper said. “It’s important to make sure the proposal fits in (for the surrounding neighborhood).”

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

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

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

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

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

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

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

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

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

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

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

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

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

Overall, the commissioners were satisfied with the plan.

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

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

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

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

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

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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.

The Chardon planning commission approves modifications to the site plan of the subdivision | local government

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The Chardon Planning Commission granted approval of the Conceptual Site Plan for a grouping of lots in the Thistlecreek Development Subdivision at its meeting held on February 1.

Members of the Planning Commission reviewed Thistlecreek Development LLC’s request to consolidate three properties into one lot prior to the registration of the Phase 1 recording platform.

“Since there are multiple parcels before they register the final subdivision, they basically have to combine them into one parcel and then flatten the subdivision, it’s like a household thing,” said Steven Yaney, community development administrator . “The subdivision now sits on three separate plots, so they have to plot them all as one.”

Home sites in the planned residential development of 31 detached single-family homes have a smaller footprint and range in size from 1,400 to 2,400 square feet.

The subdivision comprises 20.78 acres located on the north side of North Hambden Street, approximately 180 feet west of Grant Street near King Kone.

“The consolidation plateau probably should have happened a while ago, it just wasn’t picked up until the county looked at their paperwork and realized they couldn’t save the subdivision until that it wasn’t done,” Mr Yaney said. “They do this so they can record this.”

The members of the Commission also approved Thistlecreek’s request for approval of the registration document for phase 1.

“They are moving ahead so they can start building the houses because it will take another seven to nine months to build a house,” Yaney said. “That’s what the council kind of went through at their last meeting, allowing them to proceed knowing the gas and electric are going to be installed but not making them wait to register the dish because if they don’t ‘not register the flat, they can’t get permits for individual houses.

Mr Yaney said this would have delayed the construction of all the houses by a few months when realistically by the time the houses need gas and electric the gas and electric will be installed by the contractors of public services.

“It’s a bit of a weird situation because in a normal development world, like in normal times, all of this would have been done already, but there were issues with the materials for the companies and that delayed some things,” Mr. Yaney said.

Completion of the project is scheduled for June 30, 2022.

In other matters, elections for the President and Vice President of the Planning Commission for 2022-2023 were held.

Commission members elected Andrew K. Blackley as Chair and Mary Jo Stark as Vice-Chair, who will each serve in their respective positions for a one-year term.

Commission members also approved the schedule of meetings for the Planning Commission for 2022, where each meeting will take place on the third Tuesday of each month.

Preliminary site plan approved for Cider Creek | News for Fenton, Linden, Holly MI

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The second time could be the charm.

Applicants wishing to build a development behind Mueller’s Orchard returned to the Fenton Township Planning Commission with a new application, which received preliminary site plan approval on Thursday, February 10.

Lombardo Homes submitted a construction plan for a 95-unit single-family housing development behind the orchard with access to Linden and Lobdell roads. Thursday’s planning commission meeting marks the second time candidates have come to the township with a plan for building in the area, which spans about 67 acres.

The first application was for a 142-unit neighborhood, which was reduced to 122. Last year, the Fenton Township Board denied the rezoning application due to ordinance restrictions.

Lyle Winn, development compliance manager for Lombardo Homes, said he met with the township to further review the zoning ordinances and gain a better understanding. They redesigned the plans and decided to stay with the current zoning.

This new plan proposes 95 lots ranging in size from 12,000 square feet to approximately 15,500 square feet. Minimum unit width is 75 square feet. The land of approximately 67 acres is zoned residential-3 (R-3).

Zoning administrator Michael Deem said the plans also meet setback requirements.

Candidates plan to build a pathway through the complex. The plans show 45.1% open space with two retention basins.

He said there is no buffer zone between properties required for R-3, and they require two trees per lot and three per corner lot. The ordinance also requires trees along access roads, which would be built from Linden and Lobdell roads.

“Going through these ordinance requirements, they are not asking for any waivers. They meet the minimum standards to zoning ordinance requirements,” Deem said.

Several residents sent letters against the development. A resident is concerned about traffic and wells. Other residents are concerned about the smell of the sewer, the potential impact of nearby wells and drainage runoff.

The developers will now work on the engineering plans and return to the planning commission at a later date for final site plan approval.

Indian Land SC New Home Subdivision Self Storage Site Plan

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Lancaster County

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

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

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

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

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

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

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

Related stories from the Rock Hill Herald

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

MPC approves site plan for apartment complex | Local News

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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.

Developer seeks to modify site plan of former Alvord Elementary | Local News

By Site plan

Developers of the dormant Alvord Primary School site have increased their plans to build accommodation there, much to the dismay of some members of the neighborhood.

The developers are requesting changes to the site’s master plan which, if approved by the city’s Planning Commission, will divide the two lots bordering Paseo de Peralta and Alarid Street into a 10-lot subdivision. The developers are also looking to raise building height limits up to four stories on part of the site.






Some neighborhood residents have raised concerns about the project, arguing that the new plans don’t fit the long-standing neighborhood.

“It doesn’t actually make sense,” longtime neighborhood resident Rey Montez said Tuesday. “I’m just disappointed that David [Barker] took this approach.

But Barker, of Barker Realty, the property’s owner, said the project is still ongoing and is keeping lines of communication open with affected residents to make the proposal work.

He noted that concerns about building heights, traffic and parking raised at an initial ward notification meeting last week are being considered.

“Our conversation and discussions are ongoing,” he said. “We went back to the drawing board and tried to come up with different ideas in response to concerns and issues that we heard.

“I have nothing to hide,” he added. “I want to work with the neighborhood. I hope to come up with a plan that better addresses their concerns, but I can’t do everything.

Barker purchased the 2.85-acre property in 2017 from Santa Fe Public Schools for $2.55 million after Alvord Elementary School closed in 2010 due to low enrollment.

Barker said he never had a specific proposal for the site, but had previously expressed interest in converting the campus into a live workspace for artists with a commercial component.

However, in April 2021, Barker said the team was going back to the drawing board to work on new designs.

“I started to lose faith in the project,” he said. “It wasn’t comfortable and I didn’t feel like it was the right thing to do.”

Now developers are evaluating a plan to sell the homes built on the 10 lots. The subdivision would be on the western portion of the property and the homes would be a mix of one- and two-story homes, according to plans in the First Neighborhood Notification Application.

Depending on demand, the project will be less dense than what could have been developed on site, which will hopefully alleviate any traffic or congestion issues.

Barker said that to make up for lost density in the new proposal, he is asking for a height limit change to allow buildings up to 48 feet tall on the site’s play area. The site is currently zoned for buildings up to 36 feet, with the majority being zoned at 28 feet.

The playing field is on the east side of the site, adjoining the rail yard buildings, and is zoned for buildings up to three stories, or 36 feet. Railyard Flats, adjacent to the Alvord Elementary site, has three floors.

Still, Montez said he thinks the proposal “goes beyond what’s reasonable.”

Barker said based on the concerns expressed at the notification meeting, he is also evaluating the height limit request.

“I have to rethink that,” he said. “I rethink that.”

The city’s planning commission is expected to hear the point in April before it goes to city council.

Paul Reed, who lives in a unit directly opposite Alvord, said while he hasn’t been following the development very closely, anything that adds extra car traffic to the street is a concern.

“I’m not sure this street can handle that,” he said.

In their first neighborhood notification questionnaire, the developers noted that the site addresses the lack of new residential construction in the city center.

The development will also help “stem the tide of negative impact from homeless people and vagrants that has weighed on the Railyard” and surrounding neighborhoods, according to the app.

Victor R. Hernandez, also a nearby resident, said he was in favor of the development or anything that would provide the town with additional housing.

“My daughter was looking for a place, and it was difficult,” he said. “So if it helps, yes, I’m for it.”

Neighborhood resident Ann Allen was strolling near the school on Tuesday and said any momentum is better than none for the inactive site.

“I’m glad to know that they will do something with the property rather than leaving it empty,” she said.

Consolidated Restaurant and Nursing Facility Receive Site Plan Approval in the Netherlands

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HOLLAND – Two new developments are progressing in South Holland.

The first, a mixed-use development that will serve as the new home of the Grand King Buffet and the Shanghai Grill and Bar, received its third site plan approval from the Holland Planning Commission on Tuesday, January 11.

Following:Shanghai Grill moves across the street to a mixed-use development

Following:Goog’s Pub announces it will return to Holland in a mixed-use development

The mixed-use development on 32nd Street will include a restaurant and banquet space, as well as residential apartments.

The 421 E 32nd St. site plan had previously been approved in 2019 and then again in 2020 after developers reduced the number of residential units. The latest iteration of the plan outlines a step-by-step process, with one building constructed in 2022 and another if finances permit.

The building planned for this year includes a 13,500 square foot restaurant and banquet center, as well as four apartments totaling approximately 5,500 square feet. In 2019, developers told the planning commission that the restaurant would consolidate the Grand King Buffet and Shanghai Grill and Bar, replacing existing locations at 661 E 24th St. and 442 E 32nd St.

The project applicant owns the two restaurants. Shanghai Grill and Bar opened in 2015, offering take-out and lunch and dinner options, including sushi.

The approximately 3-acre lot sits at the corner of 32nd Street and Hastings Avenue, a few lots from a similar mixed-use development at the old Goog’s Pub.

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The second phase will feature a mix of retail and apartment space in a 15,000 square foot addition. The plan is significantly larger than the 14,000 square foot total at 667 Hastings Ave. – where Goog’s Pub will reopen in a downsized space. This building will include nine residential apartments and a grocery and beverage market, in addition to the restaurant.

The Avenue at Holland, a planned retirement home for 16th Street, received unanimous site plan approval on Tuesday, January 11 from the Holland Planning Commission.

Commissioners also approved a site plan for a nursing home at 897 E. 16th St. The one-story facility, titled The Avenue at Holland, will have 100 patient rooms, two courtyards and a daycare on site for employees.

Construction on the 84,725 square foot facility is expected to begin in 2022, and the developers hope to open in late summer 2023.

— Contact journalist Cassandra Lybrink at [email protected]. Follow her on Instagram @BizHolland.

Consolidated Restaurant and Nursing Facility Receives Holland Site Plan Approval

By Site plan

The owner of the Grand King Buffet and Shanghai Bar and Grill plans to consolidate the restaurants into a new mixed-use development on 32nd Street.

HOLLAND – Two new developments are progressing in South Holland.

The first, a mixed-use development that will serve as the new home of the Grand King Buffet and the Shanghai Grill and Bar, received its third site plan approval from the Holland Planning Commission on Tuesday, January 11.

Following: Shanghai Grill moves across the street to a mixed-use development

Following: Goog’s Pub announces it will return to Holland in a mixed-use development

The mixed-use development on 32nd Street will include a restaurant and banquet space, as well as residential apartments.

The mixed-use development on 32nd Street will include a restaurant and banquet space, as well as residential apartments.

The 421 E 32nd St. site plan had previously been approved in 2019 and then again in 2020 after developers reduced the number of residential units. The latest iteration of the plan outlines a step-by-step process, with one building constructed in 2022 and another if finances permit.

The building planned for this year includes a 13,500 square foot restaurant and banquet center, as well as four apartments totaling approximately 5,500 square feet. In 2019, developers told the planning commission that the restaurant would consolidate the Grand King Buffet and Shanghai Grill and Bar, replacing existing locations at 661 E 24th St. and 442 E 32nd St.

The project applicant owns the two restaurants. Shanghai Grill and Bar opened in 2015, offering take-out and lunch and dinner options, including sushi.

The approximately 3-acre lot sits at the corner of 32nd Street and Hastings Avenue, a few lots from a similar mixed-use development at the old Goog’s Pub.

Subscribe: Learn more about our latest subscription offers!

The second phase will feature a mix of retail and apartment space in a 15,000 square foot addition. The plan is significantly larger than the 14,000 square foot total at 667 Hastings Ave. – where Goog’s Pub will reopen in a downsized space. This building will include nine residential apartments and a grocery and beverage market, in addition to the restaurant.

The Avenue at Holland, a planned retirement home for 16th Street, received unanimous site plan approval on Tuesday, January 11 from the Holland Planning Commission.

The Avenue at Holland, a planned retirement home for 16th Street, received unanimous site plan approval on Tuesday, January 11 from the Holland Planning Commission.

Commissioners also approved a site plan for a nursing home at 897 E. 16th St. The one-story facility, titled The Avenue at Holland, will have 100 patient rooms, two courtyards and a daycare on site for employees.

Construction on the 84,725 square foot facility is expected to begin in 2022, and the developers hope to open in late summer 2023.

— Contact journalist Cassandra Lybrink at [email protected] Follow her on Instagram @BizHolland.

This article originally appeared on The Holland Sentinel: Consolidated Restaurant and Nursing Facility Receive Site Plan Approval in the Netherlands

Site plan approved for housing development, seniors’ residence in Macomb Township

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A site plan was approved last month for Hampton Manor in Macomb. The area is on the north side of 24 Mile Road, west of Romeo Plank Road. The senior residence development would include an assisted living building and a memory care wing.

File photo by Patricia O’Blenes

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MACOMB TOWNSHIP – At its final meeting of 2021, the Macomb Township Planning Commission gave approval for a subdivision, seniors’ residence and more.

At the December 20 meeting, a revised final plan was recommended for approval for Wellington Estates. Planning director Josh Bocks said the plan was approved several months ago.

“Wellington West is the neighboring development that has also been approved,” he said. “From the time it was approved, Wellington Estates has acquired the property which is just south of this area.”

It is on the south side of 24 Mile Road, a quarter mile east of Romeo Plank Road. It is zoned urban single-family residential and has 146 lots. The applicant proposed to add three lots on the south side, bringing the total to 149 lots.

The commission also approved a planned unit development/general design for Freemont. It would be at the southeast corner of 21 Mile and Card roads.

Mario Izzi of MJC Companies said a purchase agreement had been reached with a gas station and a car wash. He is in the final stages of entering into a long-term lease agreement with Valvoline. It is possible that a daycare will be part of the development.

In other planning news, a site plan has been approved for Macomb’s Hampton Manor. The area is on the northwest corner of 24 Mile and Garfield Roads, just west of Macomb Lutheran North. The senior residence development would include an assisted living building and a memory care wing.

Regarding residents’ concerns about drainage and the Howard Drain, Engineer Jim Van Tiflin said the Macomb County Office of Public Works has strict building standards that must be adhered to.

“The township usually follows their standard because they are the ones dictating how much water they will accept down that drain,” he said.

The drain travels from approximately 24 Mile and Romeo Plank roads to 25 Mile and Hayes roads.

Resident Matt Dery said he was completely against the development.

“It’s a mess,” he said. “There are still additional changes to the proposed site plan, including the escape route, which is just across the fence from our homes in the supposed green space.”

After stating that there is a Hampton mansion in Shelby Township about five miles from the Macomb Township site, Dery asked the commission why there was a need for an additional similar property.

Also at the meeting, Supervisor Frank Viviano made a presentation, thanking members Nunzio Provenzano and Jasper Sciuto for their service to the township. It was their last meeting and they received an award from Macomb Township for their service. Provenzano served 15 years on the commission and Sciuto served for 14 years.

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Marina Village site plan obtains approval from Suisun Planning Commission

By Site plan

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

There are two positions to be filled within the commission.

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

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

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

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

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

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

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

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

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

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

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

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

It offered two options for improvement:

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

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

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

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

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

Hartford Commission Approves Taphouse Site Plan | Business

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

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

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

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

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

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

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

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

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

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

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

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

Planning Commission approves final site plan for Wawa in Gaithersburg

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Render from planning documents

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Dan Schere can be contacted at [email protected]

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.”

Dawsonville Planning Commission approves site plan for townhouse community

By Site plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

By Site plan

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

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

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

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

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

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

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

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

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

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

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

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Four cannabis companies receive special land use and site plan approval

By Site plan

Township of Monroe Logo

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

“We can’t wait to move forward.”

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

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

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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New apartments in Brighton receive site map extension

By Site plan

20 October 2021

By Mike Kruzman / [email protected]

An extension of the site plan has been granted for an apartment complex project in the city of Brighton.

Vistas at Uptown will be a 200-unit luxury apartment complex on Second Street in Brighton. Developer DTN Management initially received sitemap approval in 2018, then a one-year extension in 2019. In April 2020, DTN presented an amended sitemap with changes that were approved, but the pandemic caused delays. They were again before the Planning Commission last Monday, asking for a further one-year extension.

Brighton Community Development Director Mike Caruso said normally if construction does not start within 12 months the site plan becomes void, but his department believes significant work has been done. DTN demolished 6 houses, cleared the land, relocated utilities and has already invested approximately $ 500,000 in the project. Caruso said that in speaking with the city’s lawyers, they believed construction should continue to the point where it looks like a building will go up to prevent the site plan from being canceled.

John Woods of DTN has said he doesn’t want to make a habit of coming back for extensions, but the pandemic has posed problems. Rising lumber costs initially affected their ability to purchase lumber for wood-frame buildings. As lumber costs have come down, the current supply chain issues affecting the world are affecting them as well. Woods said they own and are engaged in this project, and are just looking for a comfortable window to start it. He expects to be able to begin foundation work in the spring.

The Planning Commission unanimously approved the 12-month extension, with several commissioners thanking Woods and DTN for their commitment to the City.

Redlands Shopping Center’s New Site Plan Reduces Some Building Heights – Redlands Daily Facts

By Site plan

The vision for the mixed-use redevelopment of the Redlands Shopping Center site is becoming clearer, with developers now reducing some proposed building heights.

In a presentation to the Redlands Planning Commission on Tuesday, October 12, developer Village Partners Ventures LLC, shared plans for approximately 700 housing units with all previously offered fifth floor items removed, except for the restaurant on the roof.

Preliminary plans presented to the commission in April and city council in May called for up to 722 housing units and four-story buildings on average, although some parts have grown to five stories, mostly around a public square.

  • Ongoing plans for a mixed-use development on the Redlands Shopping Center site were presented to the Redlands Planning Commission on Tuesday, October 12, 2021. This artist rendering of State Street Village shows what the view is from the corner of Third Street and Redlands Boulevard would appear to be looking east. (Courtesy City of Redlands)

  • Ongoing plans for a mixed-use development on the Redlands Shopping Center site were presented to the Redlands Planning Commission on Tuesday, October 12, 2021. This artist rendering of State Street Village shows what the view is from the corner of Third Street and Redlands Boulevard would appear to face west. (Courtesy City of Redlands)

  • Ongoing plans for a mixed-use development on the Redlands Mall site were presented to the Redlands Planning Commission on Tuesday, October 12, 2021. This artist rendering of State Street Village shows what the view of State would look like Street from Paseo Comme. (Courtesy City of Redlands)

Kaitlin Morris, the builder’s development manager, told commissioners on Tuesday that after conversations with the community, “there is no particularly clear consensus regarding the elements of the fifth floor.”

In response, she added, “we wanted to be respectful and listen to this concern.”

The new plans call for the construction of five buildings, including a 7,500 square foot private amenity building with a swimming pool. In addition, the developers offer:

• 71,500 square feet of commercial floor for retail businesses and restaurants

• 12,500 square feet of office space

• a public square of half an acre

• an above-ground parking structure on five levels with 686 spaces surrounded by offices, shops and apartments

• two underground car parks with a total of 494 spaces

One of the structures would be a 14,500 square foot building at the southeast corner of East Citrus Avenue and Eureka Street for the CVS Pharmacy, which will need to be relocated from its current space to the mall.

The three-story elements of the buildings would be up to about 50 feet high, and the four-story parts would be 50 to 60 feet high, according to a report written to the commission. The tower elements and architectural projections on some of the buildings would rise to around 75 feet.

For reference, a flag pole at the corner of Vine and Cajon streets, the Redlands Liberty Pole, is 120 feet tall, according to the plaque at its base.

John Ellis, one of the architects on the project, told commissioners the plans were inspired by the city’s past and present.

“The architectural journey through this project has been very focused on the history of Redlands and respecting the tradition of most commercial buildings as well as municipal buildings,” he said, highlighting the inspiration found in the Fox Theater, AK Smiley Public Library, Brookside Post Office, Academy of Music building, and the smaller blocks that had been divided by Third and State Streets before the mall was built.

Landmarks welcoming people to the site would include tower elements, such as Third Street and Redlands Boulevard which has large balconies, and an Ellis called the “Lantern Building” on Eureka Street with a multi-story window.

Commission President Conrad Guzkowski questioned the need for large balconies, adding “they are prominent to say the least”.

Guzkowski also said the public square needs more grandeur, like a large water feature, and the CVS building needs more design work on the sides not facing the street.

Guzkowski said he was more than impressed with the team and the project, although they still have a few details to work on.

“It’s a remarkable compilation of work,” he said.

If the project is approved, the development would be built over several years, according to a written report. The first phase would consist of constructing buildings at the west end near Eureka Street and starting work on the new CVS site. A second phase would bring a new building to the northeast corner of the shopping center site. The final phase would be to move CVS and then construct the buildings at the southeast corner of the property.

Preliminary plans were shared in the spring when the developer requested the voter support exemption. U measurement development rules.

The two-decade-old Slow Growth Initiative imposes restrictions on development, including fees to mitigate impacts on infrastructure and services; prohibit the increase in admissible residential densities; and demand projects to make sure they don’t increase traffic.

The proponent requested that the transit-focused shopping center project be removed from the measure under an exemption for “development directly related to proposed Metrolink stations in the City of Redlands.”

The council granted this request in May.

The next step for the project is to go through the environmental review process, which will likely go to public review in November. The project could then return to the committee in December before moving on to the board for final approvals.

Site map for the approved condo development in Grand Oaks

By Site plan

By Alyssa Schnugg

News editor

[email protected]

Despite concerns expressed by several residents of Grand Oaks, the Oxford Planning Commission approved the Sitemap for the new Grand Oaks Village on Augusta Drive Monday.

The new phase of the planned unit development, Grand Oaks, will be a 21 unit common interest development, or condominiums. Each unit will be a three bedroom single family home with a two car garage.

The property is located on 6 acres in the Grand Oaks development between the Rosemont and Grand Ridge subdivisions, west of Augusta Drive.

Condominiums are listed as “special use” for the neighboring residential area in the Land Use Planning Code, which means that additional standards are attached to the use, but no Planning Commission approval is required. to authorize use.

Grand Oaks residents who spoke at the meeting on Monday were primarily concerned about traffic and on-street parking that the addition of 21 new homes could bring to Augusta Drive and Rosemont Loop.

Augusta Drive will be the only road entering and exiting the subdivision.

Kimberly Stewart, who lives on Augusta Drive, said traffic problems would not be an easy solution.

“If that was a simple solution – let’s paint some yellow stripes, let’s say speed bumps – it would have already been solved,” she told the planning committee. “I am pro-Oxford development. But I am also for protecting what we have. If you have infrastructure struggling to support existing development, why add more cars to a road that endangers the safety of residents, workers, and children? “

The planning commission reminded meeting attendees that its job was only to review the site plan for development and ensure it complied with city ordinances.

It was suggested that neighbors bring traffic and parking issues to the council of aldermen.

The site plan was approved by 6 votes to 1.


Chelsea Square final site plan set to be presented to Sylvan Township Council

By Site plan

The project for an 81-unit apartment complex called Chelsea Square is moving forward in the planning process with the Township of Sylvan.

A public hearing was held at the Township Planning Commission meeting on September 23 on the final site plan for the multi-family residential apartment complex. The developer has received recommended approval.

The final site plan will now need to be submitted to City Council for an official decision.

At the Township Board of Directors meeting on October 5, Sylvan Township Supervisor Kathleen Kennedy said the final site plan had been approved by the Planning Commission and the lawyer was currently working on a development agreement for review by the township board of directors.

There is no timeline for the final board review yet, but Kennedy said she expects it to be an upcoming board meeting of the canton.

According to the township staff report on the project, the site plan provides for 81 units of multi-family apartments at market price. The zoning of this new project will use two plots as a multi-family residence according to a consent judgment filed in December 2016.

The report states that the developer’s description indicates that the project is proposed to be built in a single phase and includes the construction of 17 buildings that will have access from Pielemeir Drive, which is a public road. The development would have public services provided by the Sylvan Township water and sewer system, and would also have an internal private road network unless accepted by the Washtenaw County Road Commission. The apartments will be owned and managed by Group 10 Development.

The development is proposed to be located on 16 acres of land. It is expected that there will be 37,800 square feet of open space while each apartment unit is expected to be approximately 1,300 to 1,500 square feet.

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

By Site plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Read more of the Messenger of the Sun.

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

By Site plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Silverthorne Approves Final Site Plan for Angler Mountain Vistas Development

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One of the Angler Mountain Vistas single family home models is shown in a render. The development received final site plan approval from Silverthorne City Council at its September 22 meeting.
Silverthorne City Council / Courtesy Rendering

The Angler Mountain Vistas in Silverthorne received approval of the final site plan from Silverthorne City Council on Wednesday, September 22. The long-awaited development will soon bring 17 new homes to market price in town.

Single-family homes were offered by Tim Crane with Compass Homes and Blake Shutler with Summit Homes Construction. The new community will be located just south of Angler Mountain Ranch on Angler Mountain Ranch Road South.

There are four types of buildings included in the project plan, each intended to accommodate different conditions and levels on the site. In an earlier discussion with the Summit Daily News, Silverthorne’s planning chief Lina Lesmes said the development would likely go vertical this fall if it received final approval.



According to the city council agenda, the original 35.81-acre parcel on which these homes were proposed constitutes the Angler Mountain Vistas Subdivision. The 17 houses will be built on two land suitable for conversion. Another leaflet was dedicated to the town of Silverthorne as an open public space.

City planner Caitlin Jacobshagen told the meeting that they will be ground-floor homes, meaning there will be multiple single-family homes located on individual lots.



Applicants began installing the infrastructure on-site after receiving preliminary approval in April, but the group needed the final approved site plan to start applying for building permits.

The applicant plans to partially pave Angler Mountain Ranch South Road, the primary access road to the development site, and will dedicate the road to the town as a right-of-way. The site also contains a private road, Fly Caster Lane, which will be maintained by the Homeowners Association and will provide access to six of the buildings. Several trails also provide pedestrian access to the site.

Council member Mike Spry raised concerns over the city’s right-of-way allocation, noting that it simply means the city has another road to maintain and clear. He asked what the compromise was for something like this.

Jacobshagen said the developer paid for all of the initial construction and paving of the road. Deputy general manager Mark Leidal said he would also offer a 1% property transfer fee that would go to the city’s general fund, which should offset the additional costs incurred by the city in providing services to the residential area. .

Bobby Craig, with Arapahoe Architects, said the changes between the preliminary site plan and the final plan were mostly architectural.

“The biggest architectural change was the dressing of the facades of the street,” said Craig.

Craig said the change came after receiving comments from city staff and the planning commission. They added porches to the sides of all companionway units – 14 of the 17 homes. Craig said they also improved the architectural materials to keep them consistent with a “mountain-modern” theme.

“I can’t believe we’re sort of at the end of this,” Silverthorne Mayor Ann-Marie Sandquist said at the meeting. The city has been working with the developers on the planning of this project since 2009.

Kevin Berg, of Summit Homes Construction, the general development contractor, said they would not comment further on the project.

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

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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.

Spring Hill planners discuss extension of developer sitemap timeline

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The Spring Hill Municipal Planning Commission is debating whether to extend its site plan application process for developers by 30 days.

Planning director Calvin Abram said the extension would allow better customer service to applicants, while still giving city staff more time to review site plans before appearing before the planning committee or other government programs.

The subject emerged as an item of discussion during the planning committee’s working session on Monday. It will be presented as a formal voting point during the September / October series of meetings. The topic will then be transferred to BOMA, who will vote on the final approval.

Although the intention was to give city staff, who currently operate without a city engineer, more time to review applications, some planning board members were unsure whether more time was needed.

“Maybe 18 months or two years ago, we already added two weeks to the start of the application,” said Alderman Matt Fitterer. “In general, I have always been sensitive to the length of our process, and I would like it to be as short as possible.”

Following:Spike in building permits shows impending development boom in Colombia

City administrator Pam Caskie responded by saying that city staff wished not to unnecessarily prolong the application process for all developments, but there are some cases where more time is needed.

“We’re looking at a variable conversation that says, ‘If you’ve got this, then you need that kind of time,’” Caskie said.

Fitterer said he understood the intent of the proposed change, as well as the relief it would bring to an already small staff.

There was also a period when the deadline for site plan requests was weeks or even days.

Hearing how such a strict deadline was once administered by the city, Caskie in disbelief simply said, “Damn it.”

She also added that there are other aspects of Planning Commission meetings that could be adjusted, much like the new BOMA process that includes elements of voting during the working session – elements of the working session also appearing during voting meetings.

Caskie believes the same can be accomplished by the planning board, especially things like bonds – they don’t require outstanding approval conditions.

City attorney Patrick Carter said he agreed and there may not be a need to submit every item to the working session discussion process and subsequent vote for two weeks. .

“Is there a reason we can’t say, ‘Okay, there are these obligations that are on your agenda. Does anyone have questions or concerns about any of these? “” Carter said.

“And if it’s ‘no’, we move on to the next section.”

Fitterer said his main argument was not to come up with an allowance that would potentially prolong the approval process more than necessary.

“It wasn’t that long ago that we had a three week process,” he said. “Now we have a six-week process. I don’t want to do without a 12-week process.”

Alderman Trent Linville concluded the discussion by asking if the proposal was based on municipal staff shortages or if it was the right policy.

Caskie responded by saying that when she oversaw city administration in Sevierville, the policy was to give candidates a full month for the exam. It was also a much less complicated order to navigate.

Commission Approves Germantown Industrial Park Site Plan | Business

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GERMANTOWN – The Planning Commission this week approved a site plan for Capstone 41, a new industrial park development off Holy Hill Road, so the plan to add nearly 800,000 square feet of retail space industry in the village can continue.

The Planning Commission on Monday evening approved the site plan with certain conditions, as well as several other elements required for the project which will span 52.5 acres on the south side of Holy Hill Road, between Interstate 41 and Goldendale Road. .

The site plan approved this week only covers the first phase of the project, which includes site improvements, utility works and a 203,580 square foot industrial building. This building will be built on speculation, so the companies that will end up using the space are not yet known.

The second phase, for which the developer is planning two additional buildings that will bring the entire site to a total of approximately 785,400 square feet of building space, will require separate site plan approval when the time comes.

The Plan Commission approved the site plan with a list of conditions on which approval is contingent, such as Capstone Quadrangle must adjust the lighting plan so that lights do not exceed 25 feet, and additional landscaping must be scheduled for scouting around the site. At the committee meeting, another condition was added by amendment that Capstone must add additional details to building entrances, such as awnings.

“I’m fine with the rest of the building, just dress up the entrances a bit,” said Planning Commissioner David Baum.

In previous discussions of the Capstone 41 project — it’s been in the planning stages in Germantown for months — some concerns have been raised about the building’s planned appearance. Recent community feedback on Germantown’s planning efforts has indicated that residents dislike the monotonous colors and united appearance of buildings and prefer more interesting details in the design of the development.

“What we’re doing with the exterior of the building is pretty much anything you can do with precast panels,” said Mike Faber of Capstone Quadrangle. Since the previous discussion, the developer has added texture, adjusted colors, and added joints and details to the exterior design of the building.

During the public hearing for the Capstone Quadrangle project, the village administrator, Jan Miller, spoke out against the conditional use permit requested by the developer to encroach on the site’s wetland setbacks. Miller said she would never support wetland encroachment or setbacks because water and natural areas are a vital resource for Germantown.

Village planner Jeff Retzlaff noted that the wetland itself will not be affected; some grading will be changed in the setback area to allow for development, and Capstone Quadrangle will undertake mitigation measures by planting the site to compensate for the changes.

“There’s no proposed impact on actual wetlands… There’s just a 25-foot wetland encroachment and 75-foot setbacks on waterways,” Retzlaff said.

“Native plantations are being established in these areas and some additional plantations in other places,” he added.

The encroachment permit has been approved.

The 52.5 acres planned for Capstone 41 are being rezoned to allow limited industrial use, such as light manufacturing, assembly, warehouse, distribution or e-commerce, which was also cleared by the Planning Commission this week.

“It’s consistent with the zoning of the property that surrounds it,” Retzlaff said.

The commission also approved a certified survey map to divide this parcel into two lots for development and a weir, to be used for stormwater retention. The first lot of 13.5 acres will be used for the phase one building.

Oxford Commons-Entertainment Block Gets Sitemap Approval

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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.


Plan Commission approves site plan for farm and fleet | Business

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

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

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

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

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

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

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

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

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

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

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

Dexter Planning Commission reviews final site plan for new condos

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By Doug Marrin, STN reporter

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

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

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

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

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

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

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

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

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

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

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

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

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

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

SELLERSBURG NEWS: Wendy’s sitemap approved; Funds Sought for Town Center | News

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SELLERSBURG – The Sellersburg Planning Commission last month approved a site plan for the construction of a Wendy’s restaurant on the corner of Camp Run Road and County Road 311.

The fast food chain could be open by the end of the year, and its addition marks a milestone for the city of Clark County.

“This will be the first project built in the city’s new Gateway Overlay District under the recently passed Unified Development Ordinance,” said Charlie Smith, City Manager of Sellersburg.

The city is moving forward with several aspects of its comprehensive Sellersburg 2040 plan. In its bid for the state’s Regional Economic Acceleration and Development Initiative, or READI, Sellersburg is requesting $ 7.7 million to its downtown district.

The money would be used for the properties and rights-of-way needed to develop road connections, utilities and stormwater improvements.

“In 2021, the city launched the impactful regional initiative to attract retail users, medical offices, professionals and various housing options to the downtown district,” Sellersburg officials wrote in the grant application. .

They discussed the construction of Camp Run Road and the goal of developing the Interstate 65 Exit 9 and Ind. 60 into a “one stop destination for southern Indiana”.

“The planned addition of daytime professional businesses balanced by mixed-use housing creates the opportunity for a unique live work and play neighborhood unlike anything else in Southern Indiana.” , wrote those responsible in the application. “Unique zoning codes focus on connectivity while improved architectural standards set this neighborhood apart from projects commonly seen in traditional southern Indiana shopping districts over the past 50 years.”

Other governments and organizations in southern Indiana are seeking READI funds of which $ 50 million could be allocated to the region.

Sellersburg is also seeking $ 16.6 million through the National Water Infrastructure Fund for sewage, stormwater and water improvements.

For existing businesses, the city is pursuing a subsidy program for the improvement of facades and signs.






Charlie smith


“The goal is to support growth and investment within the community and to help businesses make improvements under the recently adopted updated zoning codes,” Smith said.

“Examples of potential projects include exterior painting or repairs, landscaping, general exterior improvements and rehabilitation, signage and awnings. “

The Sellersburg Redevelopment Commission was expected to consider approving the program this week. If it passes the commission, Sellersburg City Council will be asked to provide funding for the remainder of this year and 2022.

Councilor Terry Langford, who is also a member of the commission, is the sponsor of the proposal.

“The board is open to the program and thrilled to receive the official request from RDC,” Smith said.

Macomb Township Planning Commission reviews Pitchford Park site plan – Macomb Daily

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The Pitchford Park development in Macomb Township could reach a major milestone on August 3 at 6:30 p.m. when it is presented to the Macomb Township Planning Commission.

The Macomb Township Planning Commission meets in person at Macomb Town Hall, 54111 Broughton Road, Macomb Township. The August 3 meeting is scheduled to start at 6:30 p.m.

On April 14, the Macomb Township Board authorized Supervisor Frank Viviano to sign a real estate donation agreement and closing documents between the township and Kay Arrowhead LLC, representing donors Pamela Pitchford and her husband Joe “Kay” Kowalczyk.

Through the donation, the township has acquired over 14 acres for the park property, which is vacant. The donation agreement stated that the donor wanted the land to be used to create a township park and stipulated that the name Pitchford Park be prominently displayed at the entrance to the park. A plaque will also be prominently displayed in the park, acknowledging the dedication to the donor’s family members.

The land for the future Pitchford Park is located on Romeo Plank Road, between 22 Mile Road and 23 Mile Road. On April 19, Viviano said the property was valued at $675,000.

During discussions following an initial public hearing on the township’s draft budget for the 2021-22 fiscal year on May 26, Treasurer Leon Drolet said the township would fund the development of Pitchford Park using the sale of surplus properties from the canton.

On July 30, Viviano said the site plan for Pitchford Park included pickleball courts, a walking path, a dog park and other amenities.

“We’re trying to look at the whole project and make sure we’re doing it in a smart way that minimizes costs,” Viviano said, adding that the township is in the process of selling some inventory properties.

Although the township also has other properties designated for parks, working to develop Pitchford is the top priority, according to Viviano.

“All of our energies are on Pitchford Park. The township has had many plans over the years to do various projects, and for one reason or another they haven’t done it,” Viviano said, adding that the township is dedicated to focusing on Pitchford Park until until it is finished.

Viviano said if the planning commission approves the site plan, it could be discussed at a future board meeting.

“No board action is required at this stage until we approve the offers,” Viviano said.

Macomb Township Parks and Recreation Manager Salvatore DiCaro said that at present Anderson, Eckstein and Westrick Inc. has only been contracted for the design phase of Pitchford Park.

“I will meet with full-time elected officials to determine who else would be involved with the future of the other parks,” DiCaro said.

As for when development of the park in Pitchford might begin, Viviano said that given the current construction climate and the difficulty in finding available contractors, it’s hard to be certain.

“The way construction is going in Southeast Michigan, it’s almost impossible to predict anymore,” Viviano said.

DiCaro said the township could potentially start work on Pitchford this year.

“We’re still hoping we can start by the end of the year, but it’s probably more realistic that we start next spring,” DiCaro said.

The township has also been working on plans for its current parks. On April 28, the Macomb Township Board of Directors approved a request for a contract to improve Waldenburg Park. This included replacing the bridge promenade and improving drainage along the middle branch of the Clinton River. The contract was awarded to LJ Construction for $344,655. The project was originally scheduled to start on June 1 and end on August 15.

“Due to July weather, we now expect to complete this project by the end of August,” DiCaro said.

The new bridge promenade was expected to have a life expectancy of over 20 years. Waldenburg Park is located on the north side of 21 Mile Road, east of Romeo Plank Road. It is a landscaped park of approximately 17 acres. Waldenburg Park opened in 2002 as the first developed park space in Macomb Township. Its amenities include a picnic pavilion, basketball court, walking path, restrooms, and a children’s playscape accessible under the Americans with Disabilities Act. On July 30, Viviano said there had been repairs to the surface of the community playground and improvements around that surface, such as benches.

On July 30, Viviano said the township also took a closer look at Macomb Corners Park, located at 19449 25 Mile Road in Macomb Township. He said there are plans to potentially repurpose parts of the skate area. Any developments, improvements, or changes to existing parks will be determined in future meetings, according to DiCaro.

“I’m meeting with full-time, engineering and planning elected officials to figure out what we’ll do next,” DiCaro said. “It’s at the very beginning of the talks.”

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

Chelsea Planning Commission reviews final site plan for Burger King / Starbucks

By Site plan

By Doug Marrin, STN reporter

Chelsea is a big step forward to have a Starbucks and a Burger King in town.

The final site plan for the property at 1620 S Main St (across from Lloyd Bridges Traveland) was presented to the Chelsea Planning Commission at its July 20 meeting.

The plan covers three buildings:

  • A 2,200 square foot commercial building facing Brown Dr.
  • An 8,290 square foot commercial building including Starbucks drive-thru facing the M-52.
  • A 3,070 square foot building that will be a Burger King restaurant facing the M-52.

Chelsea Community Development Director Julia Upfal presented her recommendation to approve the final plan.

“The things that are reviewed by the Planning Commission and submitted to the Planning Commission are at a point where I think they meet all the compliance regulations that they need,” Ms. Upfal said.

While the final site plan meets all compliance regulations, other details must be worked out before Midwest can begin work.

“I will still need additional documentation and technical changes to these plans before I can provide the seal of approval of the final site plan,” Upfal added.

Upfal’s recommendation was that the Commission approve the plan with conditions.

“My recommendation today is that if you choose to go ahead with these plans, include the conditions included in both my team report and in the engineering team report that was sent today as an addendum to ensure these engineering requirements, permit easements and documents and agreements are provided to the City of Chelsea, ”said Upfal.

Conditions included:

  • The two lots facing the M-52 (Starbucks and Burger King) require a permit from the MDOT.
  • The third parcel on Brown Dr. needs a permit from the Washtenaw Co Road Commission.
  • Updated Easement Agreements from Consumer’s Energy and Comfort Inn Suites.
  • EGLE permit for water or sanitary sewer.
  • City aqueduct and sewer estimate added to plans.

The final site plan submitted by Brightway Development LLC, subject to addressing all elements of all staff reports provided, was unanimously approved by the Commission.

Old amendment to the Topgolf site plan directed to the planning committee

By Site plan

KINGSTOWNE, VA – Now that Kingstowne Topgolf and adjacent Ruby Tuesday are closed, planning for the site’s future is underway. The Fairfax County Planning Commission will consider a comprehensive plan amendment after a revised residential plan has been proposed.

Several development concepts have been presented since 2016 for the site, located on South Van Dorn Street opposite the Kingstowne Towne Center. The site previously hosted the first US Topgolf site as well as a Ruby Tuesday, both closed. In 2015, the Board of Supervisors authorized the review of a plan amendment with residential uses of up to approximately 275 residential units and 20,000 square feet of retail.

The last concept proposed in April 2021 targets residential use but no longer offers commercial uses. The plan includes 164 townhouses and 44 stacked townhouses with a density of approximately 12 housing units per acre with affordable housing premiums. This is triple the current density forecast in the overall plan, 3 to 4 housing units per acre. The plan would fully consolidate the two plots of land that hosted Topgolf and Ruby Tuesday.

The latest proposal changes course from the previous proposals, which had residential and commercial uses. The first development proposal in 2016 called for 49 townhouses, a 137,000-square-foot multi-family building, and 70,000 square feet of retail. However, community and county staff were concerned about the viability of the retail business so close to central Kingstowne Towne, as well as compatibility with the surrounding community, traffic issues and stormwater management. Another obstacle was the separate ownership of Topgolf and Ruby Tuesday, and a consolidation agreement could not be reached at that time.

The previous proposal in 2019 called for 70 townhouses, 142 back-to-back townhouses, and 20,000 square feet of retail space designed as a food hall. The proposed density was a density of 12.47 housing units per acre, including affordable housing premiums. However, concerns regarding impacts on traffic, compatibility and stormwater management remained.

The action of the Planning Commission focuses on recommending a comprehensive plan for these plots of land. A rezoning request and final layout plan are under review by the county based on the new April 2021 proposal.

If the full plan recommendation changes from the current density of 3-4 units per acre, the townhouse development concept presented in April 2021 can be considered. The revised plan amendment would allow 10 housing units per acre plus affordable housing density bonuses under several conditions. The recommended plan change states that the density “may be appropriate if the development creates a high quality, pedestrian-friendly living environment with a distinct sense of place. “

The other conditions for modifying the revised plan would be as follows:

  • Residential units should be age restricted or designed to accommodate different ages and abilities
  • Shared use bath for pedestrians and cyclists at least 10 feet wide along the east side of South Van Dorn Street
  • Mitigation of transportation impacts on South Van Dorn Street and surrounding intersections. Explore a second entry and exit option. If mitigation measures are not possible, reduced intensity should be considered.
  • Healthy mature trees existing in buffer zones should be preserved. Buffer zones and adjacent open areas should receive additional evergreen, deciduous, and understory vegetation as appropriate.

The town planning commission will hold a public hearing on Wednesday July 14 at 7:30 p.m. The public hearing of the supervisory board should take place on Tuesday September 14 at 4 p.m.

Brighton Planning Commission denies final site plan for Lindbom development

By Site plan

The vacant Lindbom Primary School may not go away anytime soon.

The Brighton Planning Commission turned down the final site plan for the proposed townhouses on the abandoned school site.

The main complaint during Monday’s meeting was whether the proposal matched the city’s master plan, which commissioners ultimately decided it did not.

The plan to build 140 townhouses on the 10-acre property at 1010 State St., commissioners said, was too dense for the surrounding area, which is mostly made up of single-family homes.

This plan was one of many to be submitted to the planning committee since the elementary school closed in 2010. Bingham Farms-based developer SR Jacobson planned to purchase the property from RJB Holding Group and the transform into a “neighborhood within a neighborhood”.

The commissioners voted 6-2 to reject the final site plan. Commissioners Matt Smith, Steve Monet, Bill Bryan, David Petrak, Jim Bohn and Ken Schmenk voted in favor of the denial – Susan Gardner and Chuck Hundley disagreed. Commissioner Michael Schutz did not attend the June 7 meeting.

Related:The closed Lindbom School redevelopment plan heads to the Brighton Planning Commission on June 7

Related:Lindbom School in Brighton may no longer be in limbo: the developer is on track to innovate this fall

The Brighton City Master Plan, which was passed in 2018, classified the property as a moderate density mixed residential area, which limits development to eight units per acre, except in areas adjacent to the city center, which are permitted up to 25 units per acre.

Much of the discussion between the commissioners revolved around whether the property could be considered adjacent to Brighton city center. Despite the site being less than half a mile from the city center, board member Bohn said he didn’t think it qualified because it is surrounded by single-family homes.

“I’m struggling in my mind with this neighborhood being in quotes adjacent to downtown,” Bohn said. “So because it is not adjacent to the city center it does not meet the master plan.”

Mayor Pro Tem Gardner disagreed, explaining that the development would provide a tight-knit neighborhood near the city center.

“We want a community – we want to be neighbors,” Gardner said. “I really believe the person renting here will be a lot like this person anywhere else in our city, except they want to be close to downtown or wouldn’t choose to live in this neighborhood. “

Although they did not approve this project, the commissioners were concerned about the problems caused by the property. Vandalism and break-ins are common in the closed elementary school, and it is poorly maintained.

Contact Sara Kellner at [email protected] Follow her on Twitter @ skellner21.

Venice town planning council to review site plan for rehabilitation hospital

By Site plan

VENICE – The Venice Town Planning Commission will examine the site and the development plan of a offer a rehabilitation hospital with 42 beds which would be operated by Post Acute Medical, just south of the new Sarasota Memorial Hospital Venice campus.

The proposed five-acre campus would house a 48,600 square foot facility and include a therapeutic garden. The entrance would be off Curry Lane, which is on the east side of Pinebrook Road, just south of the Sarasota Memorial Hospital Venice Campus

The proposed PAM rehabilitation hospital in Venice would be the first of its kind opened in the state of Florida by Post Acute Medical in Enola, Pa.

This rendering shows a patient wing of the Post-Acute Medical Rehabilitation Hospital Project.

Post Acute also operates the PAM Specialty Hospital in Sarasota at 6150 Edgelake Drive, Sarasota, north of Bee Ridge Road and east of Interstate 75.

The inauguration of the rehabilitation hospital is slated for the third quarter of this year and completion is expected by the end of 2022.

The Venice facility would also offer outpatient rehabilitation services.

In other news:Experts urge residents to prepare for start of storm season

And:Sarasota County Law Enforcement Attends Suicide Prevention Workshop

Sarasota Memorial’s 365,000-square-foot full-service hospital is slated to open by the end of this calendar year, with construction slated for late 2022.

The proposed rehabilitation hospital is immediately east of a medical complex project which would be located on an adjacent 10 acre property owned by Casto Southeast Realty.

At least two other medical office buildings are targeted for separate plots in Sarasota County, on the north side of Laurel Road, west of the hospital.

This rendering shows the ambulance entrance to the Post Acute Medical Rehabilitation Hospital Project.

The planning committee meets at 1:30 p.m. in the City Council Chamber of Venice City Hall, 401 W. Venice Ave., Venice.

The public hearing on the site and the development plan is the first item on the agenda, after approval of the minutes.

Some members of the town planning committee can participate via Zoom.

The meeting will also be simultaneously broadcast live on the City’s website and via Zoom.

You can listen to the meeting by phone by dialing 1-929-205-6099 and when the meeting ID is requested, enter 856 0118 4333 then press the # key.

It can be viewed online at https://venice.legistar.com/Calendar.aspx. Click on “In progress” on the far right of the Town Planning Commission meeting on that date.

Public comment can be provided in writing to [email protected] or by regular mail to City Clerk Lori Stelzer, 401 W. Venice Avenue, Venice, FL 34285.

Provide your full name and home address and, if you are a city business owner, provide the business name and address.

All comments received by noon on June 1 will be distributed to Planning Committee members and appropriate staff prior to the start of the meeting.

For Zoom, the meeting link https://us02web.zoom.us/w/85601184333 or on a Zoom application with the ID 856 0118 4333.

To request a virtual speaking, you must complete the Request to speak form, available at the address http://venicefl.formstack.com/forms/requesttospeak.

You must complete all required information or the form cannot be submitted.

Those in attendance in person can fill out a speaker card at the meeting, though the city still encourages virtual participation due to COVID-19 social distancing.

For more information or for assistance with questions for public comment, contact Lori Stelzer, City Clerk, [email protected] or 941-882-7390. For questions about connecting to the meeting: Christophe St. Luce, Chief Information Officer, [email protected] or 941-882-7425.

Earle Kimel primarily covers southern Sarasota County for the Herald-Tribune and can be contacted at [email protected] Support local journalism with a digital subscription to the Herald-Tribune.

The final site plan for the Lindbom lot goes to the Brighton Planning Commission

By Site plan

The final site plan for West Village Townhomes in Brighton will be presented to the city planning committee on June 7th.

The Brighton Planning Commission will hold a public audience on the future of the 10.5-acre parcel at 1010 State St.

SR Jacobson Development Corp. plans to purchase the property and build 140 townhouses and a lodge with swimming pool. The firm seeks a planning unit agreement, or PUD, with the city.

If approved, the Bingham Farms-based developer can shut down the property, which RJB Holding Group currently owns, according to property records.

“We plan to start construction in mid-fall,” said SR Jacobson vice president Manny Kianicky. “We are doing whatever we need to do to get full city approvals.

The lot is home to Lindbom Primary School, which closed in 2010 due to budget cuts. If all goes according to plan, the school will be demolished this fall, Kianicky said.

The old Lindbom Elementary in Brighton is vacant on Wednesday 12 September 2018.

The proposal was slated for a planning commission in early May, but was delayed until the results of a traffic survey were completed.

Brighton Community Development Director Michael Caruso said the traffic study predicted a minor increase in traffic due to the addition of the townhouses.

“But if the primary school was functioning, there would be a lot more traffic,” Caruso said.

A constant concern with the property is that it is a brownfield site. It is based on a plume of groundwater contamination from a former manufacturing site at 525 N. Fifth St.

The air in several houses above this plume has been tested and found to have high levels of trichlorethylene. According to the Centers for Disease Control and Prevention, the chemical can cause dizziness, headache, confusion, liver damage and, in some cases, death.

Kianicky said the plume is 14 feet below ground so it’s unlikely to affect residents.

The development will be hooked up to the municipal water supply, so groundwater will not be an issue, and the site plan includes vapor barriers that will be installed in the slabs to prevent air contamination.

Contact Sara Kellner at [email protected] Follow her on Twitter @ skellner21.

Planners to Consider Addition of Site Plan Review | Local news

By Site plan

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

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

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

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

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

Recently, city staff noted:

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

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

As a result, these developments do not include:

• Appropriate returns and spacing;

• Open space for recreational area;

• Sidewalks;

• Utility easements;

• Fire hydrants for adequate protection against fire;

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

• Driveway to the public right-of-way.

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

•Car park;

• Landscaping features;

• Garbage collection areas; and,

• Impermeable area and stormwater management works required.

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

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

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

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

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

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

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

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

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

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

Sanctuary Pointe Site Plan Amendment Sparks Debate Before Monument Trustees Grant Approval | The gallery

By Site plan

MONUMENT • Land originally zoned for a church site at Sanctuary Pointe became the subject of debate when a potential for 12 new residential lots was proposed instead.

At a May 3 hearing, the board considered an order to approve a Fourth Amendment to the Planned Sanctuary Pointe Phase 1 Development Site Plan and the First Amendment to the Development Sketch Plan.

The plan’s proposed site involved 5.11 acres north of Baptist Road and west of Fox Run Regional Park which was originally approved in 2006 to be the site of a church. However, the diocese no longer needs a church there, city planner Debbie Flynn said. Classic Development applied for the site plan amendment hoping to create 12 lots for single family homes.

The amendment would increase the density of Sanctuary Pointe development from 600 to 612 lots.

Neighborhood meetings between Classic Development and NES Inc. and current residents of Sanctuary Pointe were held in January and February. During these meetings, 15 lots were initially proposed, but the development was quickly changed to 12 after hearing residents’ concerns about lot size. According to those involved, the developer reduced the proposed number of adjacent lots to the boundary of the parcel, allowing them to look like adjacent lots.

The Landmarks Planning Commission approved the amendment in April after also hearing residents’ concerns.

Andrea Barlow of NES Inc. was on hand to further discuss aspects of the amendment, during which she noted that the increased traffic from the 12 lots would be significantly less than what would have been created by having a church on the site.

Several current residents of Sanctuary Pointe were present (and online) at the meeting to voice their objection to the ordinance. Again, some were concerned that the 12 lots would not match the size of adjacent lots. Some owners have expressed the situation as a “bait and switch” from what they were told by their sales representative when buying a house in the development.

It should be noted that this plot is offered by Classic Development, while Vantage Homes and Saddletree Homes have also sold products in adjacent lots.

One owner expressed concern that too many trees had to be felled to accommodate the lots and that the density on the lot along Baptist Road at the entrance to Sanctuary Pointe would be unsightly. Additionally, a pathway that residents use to access their mailboxes would need to be removed for the proposed lots.

Barlow said there would still be a substantial buffer of around 180 feet from Baptist Road.

Loren Moreland, vice president of classic development and project manager who also resides in Sanctuary Pointe, also spoke to the board about the concerns. He noted that many residents were not there to witness what Classic Development needed to do to get the existing lots in the development approved. Even then, he said, the developer couldn’t get everything it wanted.

“We’ve invested $70 million in infrastructure on this,” Moreland said. “It’s a huge risk. …I would say this is the highest quality community, perhaps, in Monument.

Moreland said the required grading on the parcel for eight homes would be the same for 12. Trail Residents Fear Lost was never part of the site plan, but rather created by TriView Metropolitan District, which manages services for water and sewer development, to spruce up some of its sewer line infrastructure, Moreland said.

Administrator Jim Romanello said that although the trail cannot be recovered because it was never part of the site plan, he was not comfortable voting on the ordinances after hearing the issues that surrounded him.

Trustee Laurie Clark said she sees no reason to deny approval of the ordinance because it falls within the guidelines required by the city. “I see nothing more than [Classic] can concede something other than what they already have,” she said. “At this point, our concern is whether they meet the required legal guidelines, and I am of the opinion that they do.”

Trustee Ron Stephens said while he agreed the ordinance meets the legal criteria, he would like to see any documentation from residents of Classic Development sales representatives making hints or guarantees about the future of the plot. He said Classic should not be held liable for anything Vanguard or Saddle Tree sales reps might have promised.

Moreland said members of the Classic sales team remained consistent throughout development and never made such hints. “These are not fun conversations,” he said. “It’s the part of my job that I don’t like.”

Moreland continued, “Do I think this is responsible land use? Absoutely. We did everything right – and as a landowner, what more could we do? We are not trying to blind people. We are not trying to bait and trade. These 12 grounds are 10 times more responsible than a church.

Mayor Don Wilson said while he understands the concerns expressed by community members, he believes the developer has come a long way to make adjustments to accommodate them.

“I think it’s reached a point where nobody’s going to be entirely happy,” Wilson said.

Clark moved to approve the order, which was approved 5-2. Stephens and Mayor Pro Tem Kelly Elliott voted against.

Site plan approval delayed for townhouse development in Brighton

By Site plan

April 30, 2021

By Jon King / [email protected]

A public hearing has been delayed over a plan to demolish an abandoned school in Brighton and replace it with a townhouse development.

On Monday, the City of Brighton Planning Commission was due to consider a site plan approval for the project which would be called West Village of Brighton. It would also rezone the 10.5-acre property from R-1, or single-family residential, to a planned unit development, or PUD. SR Jacobson Development Corp. of Bingham Farms wants to build 140 townhouses on the site of the former Lindbom School at 1010 State St., between N. 6th and N. 7th streets.

However, Michael Caruso, Brighton’s community development manager, told WHMI that the developer had yet to receive the results of an extensive traffic survey of the area from an independent engineering firm. It was therefore decided to postpone the public hearing and the review until the study was completed. has received. In fact, Caruso says Monday’s meeting will be canceled because the only other item on the agenda, a request to expand the site plan for The Canopy Lounge on St. Paul Street will also be moved to an order of the future day.

Receiving site plan approval would be a necessary step towards a deal to purchase the plot on the northwest side of town. The municipal council will also have to give its consent. Once completed, the developer plans to demolish the old school building in September and then begin construction immediately.

West Village of Brighton is just the latest plan for the site since the school closed in 2010. A company owned by Fenton area developer Pat Battaglia bought the school for $1.45million to schools in the Brighton area in 2015 with a proposal to open a charter school at the building, but the BAS board was reluctant to sponsor the school. Battaglia then proposed a senior housing complex and later senior housing and an assisted living facility for the site, but funding for both projects failed.

Robertson Bros. of Bloomfield Hills had also proposed single-family homes on the land, but abandoned those plans due to underground trichlorethylene contamination caused by a former manufacturing site near N. Fifth Street.

SR Jacobson Development says they plan to fix this by not including basements in townhouses so they don’t approach the contamination zone 14 feet below ground. In addition, they will be connected to the city’s water supply, avoiding groundwater problems while vapor barriers will be installed to prevent air contamination.

Board to vote on site plan for 3-story storage building

By Site plan

A city council will vote on a site plan, which is the next step for construction of a new three-story storage building along South Rutgers Avenue near Walmart.

Watch the live stream of the Oak Ridge Municipal Planning Commission meeting at 5:30 p.m. at oakridgetn.gov/online/streaming. The meeting will take place with the participation of the Planning Commissioners electronically by videoconference or audioconference.

The city council voted to rezone the site, so developer RealtyLink could construct a storage building. The building is expected to include three floors of personal storage lockers with a design that resembles some of the stores at the nearby Main Street Oak Ridge mall, which is also land owned by Greenville, South Carolina-based RealtyLink.

Now, the Oak Ridge Municipal Planning Commission will vote to approve, deny, or approve with comments the site plan, which shows the layout of the storage building and its surroundings. The building as planned would total 106,950 square feet.

A feature that will accompany the storage building in the site plan is a sidewalk and crosswalk connecting the Woodland neighborhood to the Main Street Oak Ridge Mall. The city’s senior communications specialist, Lauren Gray, said it would specifically be a connection between the existing sidewalks in front of Burkes Outlet‚ inside the mall and the existing public sidewalk on the east side, from the side of apartments, from South Rutgers. Curb ramps would be included at crosswalks.

Oak Ridge Community Development Director Wayne Blasius, left, and Oak Ridge Municipal Planning Commission Chairman H. Stephen Whitson discuss the next steps for the development of Main Street in Oak Ridge.

Other items

The Planning Commission is also due to vote tonight on a site plan for 18 one- to three-bedroom apartments at 689 Emory Valley Road. Like the site plan for the storage unit, this site plan will also include a new sidewalk for the public to use, in this case along Emory Valley Road.

Other items on the agenda include whether to allow more homes than originally planned in an area of ​​The Preserve, a subdivision west of Oak Ridge.

How to comment

The Municipal Building Hearing Room will not be open to members of the public to attend the Planning Commission meeting in person. Citizens who wish to speak on a particular agenda item at the business meeting may register with their name, address, telephone number and email address by sending an email to commdev @oakridgetn.gov before noon today, April 15.

In the e-mail, citizens must specify which point of the agenda they wish to speak about. A link to the meeting, along with login information, will be provided to each registered citizen prior to the meeting. Written public comments regarding agenda items, which are received by the Community Development Department by noon on the day of the regular business meeting, will be provided to the Planning Committee for consideration. Contact the Department of Community Development at (865) 425-3531 or visit www.oakridgetn.gov for more information.

Ben Pounds is a reporter for The Oak Ridger. Call him at (865) 441-2317 and follow him on Twitter @Bpoundsjournal.

Landmarks Planning Commission Approves Site Plan and Rezoning for Village of Jackson Creek | The gallery

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MONUMENT • After months of discussions and two appearances before the Monument Planning Commission and Board of Directors, The Village at Jackson Creek received approval last week for its preliminary site plan and rezoning.

Trustees voted to approve the preliminary plan for the planned development site and rezoning of the village at Jackson Creek on April 5 at City Hall.

After being denied approval by the planning commission in January, the developer was brought before the board after amending the plan to allay concerns raised by the planning commission. The council voted to send the plan back to the commission at that time for further review of the revisions.

Jackson Creek Village is described as a live, work and play community to be built west of Jackson Creek Parkway, across from Jackson Creek Senior Living, east of Interstate 25 and north of Landmark Marketplace. The concept for the development includes improved roads and streetscapes, community gathering space, a library, Class A multi-family and seniors housing, restaurants, retail and employment.

In March, the Planning Commission approved the site plan and rezoning with conditions regarding its 35-foot setback from Jackson Creek Pkwy and building height limits for the development approaching the boardwalk.

Town developer Debbie Flynn recapped the project and its history to monument councils since January and outlined the terms under which the planning commission approved the site plan and rezoning. Brett Bhenke of Creekside Developers returned to the board to re-present the project and address the terms.

Bhenke noted that Jackson Creek Parkway is classified as a major sewer, and for Regency Park zoning code, the setback from a major sewer should be 20 feet. This is the case of the Monument Marketplace and the rezoning of land to the north along the promenade. Instead of building heights, the plan has already adjusted its maximum building height from the 90ft limit to 50, also similar to developments and rezoning around it.

“Why is there a different standard imposed on The Village at Jackson Creek?” said Bhenke. “Imposing a different standard on this project could put us at a disadvantage compared to these other sites.

“I don’t think we have a clear reasoning from the planning commission as to why they felt this particular case required separate guidance.”

Administrator Mitch LaKind asked if the terms set by the planning commission were legally binding. Flynn replied that these were recommendations to the board, but that the board was not bound by the conditions set.

“I would be right to say that these terms are more restrictive than what our code allows,” City Manager Mike Foreman said.

Mayor Don Wilson said the situation could be part of the learning curve for a newly appointed planning commission. He said the commission needs to understand that it can propose policy changes to the city’s board and staff. “We can look at that, but you can’t force it on an individual builder or an individual developer,” he said.

The preliminary site plan and rezoning for the Village of Jackson Creek was approved without council opposition or public input.

In other cases, administrators heard an order to approve the final course for the Monument Industrial Park. Development is planned west of I-25, east of Old Denver Road, and north of Baptist Road, and is within the permitted use of Regency Park zoning.

The Monument Industrial Park is planned on nearly 13.4 acres, of which 9.6 are for a warehouse distribution center and the remainder would include a retention pond. The planning commission had approved the final dish by voting 7-0.

Andrea Barlow of NES Inc. was on hand to talk about the development and noted that the build height of the warehouse would be 40 feet, more or less. The board approved the order 6-0, with trustee Jim Romanello marked as an abstainer due to a connectivity issue on the virtual platform.

Foreman also informed the board that there had been a leadership change within the planning department and that planning director Larry Manning was no longer with the city of Monument. A replacement has not been announced.

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

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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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Greenville planners skeptical of West End Community Center site plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Preliminary site plan approved for 4 unit condos in Troy

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TROY – A preliminary site plan for a four-unit single-family condominium development project, Casca Village of Troy, was recently unanimously approved by members of the Troy Planning Commission at their February 9 meeting. , with some conditions.

The vacant 2.2 acre plot is east of Crooks Road and south of South Boulevard near Andrews Road and has never been developed. Members of the Troy Planning Commission approved a similar preliminary site plan for the condominium development in 2015, but the approval lapsed after no further action was taken before the three-year expiration window .

White Lake-based Powell Engineering president Michael Powell, who is working as a design engineer on the project, said that at this time the developer, Anthony Randazzo of Auburn Hills-based Trowbridge Land Holdings, had decided to concentrate its efforts elsewhere.

“The economy for the owner was not appropriate, so they decided to hold on and put their efforts into other projects,” Powell said at the Feb. 9 meeting. “They knew it was going to expire and we practically had to start over now. Frankly, they’re going to spend more money doing it now, and between engineering and landscaping, I think it’s going to be a better project now.

The new preliminary site plan was approved on the condition that the developer submit a landscaping plan, including a screening for a proposed greenbelt area; work with the city’s engineering department to ensure compliance with private road specifications; and submit a second elevation to the building department – Troy’s ordinance requires that no more than three consecutive single-family homes may have one story.

Under normal conditions, a landscape plan would have been required to receive preliminary approval for the development from the commission, but Troy town planner Brent Savidant said he made the executive decision to pass the site plan .

“Although we don’t have an up-to-date landscape plan, I still thought it was an opportunity, given that we had the 2015 one to use as a base, an opportunity to move forward further with this application,” said he declared. .

Powell explained that the rapid turnaround of Savidant’s approval to move forward with preliminary plans did not give him enough time to submit a new landscaping plan as well. He said the new plan will resemble the 2015 plan, with some improvements recommended earlier.

“We recently received approval for this turnaround, and the changes your planning and fire departments wanted, and there just wasn’t enough time to submit a revised landscaping plan, but to delay this – we had it ready a while ago, and because of the (pandemic) the owner was really asking for, and the planning staff cleared it to go ahead so he could try to start building this project in the spring and start selling lots,” he said.

“It was important for us to come before you to see whether or not you had input and then the landscape architect can use that input to provide the final landscape plan.”

Still, Planning Commissioner Jerry Rauch felt that the landscape plan should have been submitted with the preliminary site plan for approval. “Given that it’s been three years since the original application and now, I personally don’t see why the applicant couldn’t wait to submit a landscape plan to this body,” he said.

The proposed development will consist of four single-family condominiums ranging from 15,000 to 17,000 square feet. A 10 foot greenbelt will be placed on the eastern edge of the parcel to create a buffer zone between the development and the existing residential community. A T-shaped turnaround lane has been approved by the National Fire Prevention Association and the Troy Fire Department for emergency vehicle access.

One benefit Powell said comes from building condominiums like the ones proposed is that the community tends to have a strong homeowners association. “They are responsible for all the development work. They are responsible for their own change control, things like that. There is a very detailed set of legal documents that give the homeowners association great power over what happens in their condo.

Despite the problem of a missing landscape plan and other conditions to be met, Savidant told Planning Commission Chairman Tom Krent that he was comfortable with any direction the commission is taking, including the approval of the plan.

For more information, visit troymi.gov.

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

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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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Clairmont Development apartment block gets site plan OK in Kent

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The site plan for a proposed six-storey apartment block on Franklin Avenue was approved by the Kent Planning Commission on Tuesday evening.

“In fact, it was presented to you before under another developer,” Jen Barone, development engineer for the City of Kent, told the commission.

The proposed building would be located at 227 Franklin Avenue and would consist of 47 units on six floors. It is planned by Clairmont Development with architectural assistance from LDA Architects.

The west and north sides of the building will include balconies, according to Steve Jennings of LDA Architects.

Although the north side will face another six-story building, the balconies there will overlook a courtyard between the buildings, according to the plans.

“I really enjoyed seeing the yard,” Commission member Nick Bellas said. “It seems to be very pleasant for the tenants.”

Commissioner Chris Clevenger-Morris said he was happy with the plan.

“I think the project, overall, looks fantastic,” he said, noting that there were still issues to be resolved regarding color, parking and sewer services.

Commission member Michael Bruder said he did not believe it was necessary to follow the Architectural Review Board’s recommendation to incorporate more reddish brick.

“I’m not in favor of adding the consideration of color to this,” he said. “This historic post office building just across the lane is not reddish. I would consider this requirement an undue burden on the owner, especially when [a certificate of appropriateness] was issued by the ARB.”

Clevenger-Morris said the ARB’s recommendation is a suggestion but is “not absolutely necessary”.

The site plan approval motion was changed to ask for reddish bricks “if desired” rather than “if possible”, leaving more discretion to Clairmont Development.

Although there are still details to be ironed out, Bridget Susel, director of community development, said the plan is well laid out.

“I think it’s a nice project, so I don’t have any negative comments,” she said. “There are some technical challenges, but I’m confident the city and the design engineers will be able to solve them.”

One of the conditions of the 5-0 vote to approve the site plan was the completion of a sanitary sewer study to determine if the existing line could handle the capacity of the additional residential units.

Barone said a sewer survey needs to be carried out to determine if the existing pipe connecting to the main line is adequate, adding that the developer will have to install a larger pipe, if necessary.

Journalist Bob Gaetjens can be reached at [email protected] and @bobgaetjens_rc.

The development of the Oconomowoc Olympia Resort site requires the approval of the TIF district

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The Oconomowoc Joint Council took a step forward on Jan.5 by approving a project plan for the Olympia Fields tax supplemental funding district in a 6-0 vote.

Wangard Partners has proposed a mixed-use development that would include a medical office building, newly created commercial lots and commercial structures, and rehabilitated existing commercial real estate. The development, which will be on the site of the former Olympia Resort and its surroundings, will also include multi-family housing.

In November, council established the boundaries of Olympia Fields, which spans 65.7 acres, and declared the area a devastated district in need of blight elimination strategies. According to city documents, 88% of the plots need to be reinvested and rehabilitated.

The current estimated value of the property in the district is $ 14.35 million.

Bob Duffy, the city’s economic director, said land in the TIF District will be used for public right-of-way, as well as improving water quality for stormwater systems and existing pond.

In a note to the Joint Council and the Planning Commission, Duffy said that an 11.8-acre parcel of Edmund Baysari’s estate is critical to the project, as it serves as a gateway parcel for the entire development zone. Baysari died in September 2018 without a will.

“Based on the issues with an estate and difficulties communicating with landlord representatives, the city may need to pursue the acquisition of the parcel through eminent domain powers,” Duffy said.

Duffy said the estimated additional tax financing investment would be $ 18.7 million.

“Currently, Wangard has indicated his willingness to secure $ 64.5 million in additional new investment,” Duffy said. “The remaining land from the plot acquired by the city is expected to attract $ 13 million, for a total of $ 77.5 million in additional new investment. “

Duffy said the TIF District would be able to recoup the proposed expenses in 20 years.

During the meeting, Ald. Matt Rosek withdrew from the vote because his law firm had an independent business relationship with an entity of Wangard Partners. Ald. Karen Spiegelberg was absent from the meeting.

Over the two to three years it would take to build the project, 1,000 construction jobs would be created and around 550 permanent jobs would be created, between the office building and commercial spaces on the property, the president said. and Wangard COO, Matt Moroney. .

“There are a lot of people in the construction business just waiting to get back to work,” Ald said. John Zapfel. “People will be put to work to build this project.… If we can give the developer reassurance to move forward, we will do good things for the people in our community who are out of work.”

The issue of a TIF district is expected to be considered by the Joint Review Committee on January 20.

Contact Evan Frank at (262) 361-9138 or [email protected] Follow him on Twitter at @Evanfrank_LCP.

Final site plan approved for Great Lakes Power Products new global headquarters in Madison Village – News-Herald

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Great Lakes Power Products has taken one step closer to the start of construction of its new global headquarters in Madison Village.

The final site plan for the company’s 110,000-square-foot building was approved by the Madison Village Planning Commission at a meeting last week.

In formally expressing support, the commission provided administrative approval of the project for purposes such as zoning, development of a stormwater management plan and architectural overhaul, said village administrator Dwayne. Bailey.

Panel members voted unanimously in favor of the plan, which now goes to the Lake County government for further consideration. The county will review the company’s plan for items that include construction practices and compliance with Americans with Disabilities Act regulations.

Lake County will also issue building permits for the company’s project.

Great Lakes Energy Products, who is currently based at Mentor, intends to construct a new building on River Street, also known as Route 528. The project will be built on a property bordering the southeast side of the Interstate 90 interchange and Route 528, and extending south to Route 307.

“We spent a lot of time designing the building and developing this structure,” said Harry Allen Jr., president and founder of Great Lakes Power Products, at the December 21 meeting. “And at the end of the day, that’s going to be a huge plus for the Village of Madison and Lake County.”

The company will consolidate its current head office at 7455 Tyler Blvd. in Mentor with a service center, it operates at 3691 Shepard Road in Perry Township and relocates them to the new building in Madison.

Plans call for the company to create 50 full-time jobs with a total annual payroll of $ 3 million at Madison Village site.

The planning commission, in addition to giving its blessing to the final site plan, approved the subdivision of the land the company purchased to build its headquarters and accommodate other commercial developments. In the northwest corner of the company’s property bordering I-90 and Route 528, a new Love’s Travel Stop will be built. Love’s also received final approval of its project’s site plan at the December 21 meeting.

Great Lakes Power Products headquarters will occupy 15 acres and Love’s Travel Stop is under construction on 18 acres, Bailey said. Overall, the land purchased for development by Great Lakes Power Products consists of approximately 48 acres.

The subdivision stipulates how the property will be legally reconfigured for what’s built on it, Bailey explained.

“The boundaries need to be changed to accommodate the new public road that will be there and to create a site for Love’s and a site for Great Lakes Power,” Bailey said. “It is therefore the resubdivision of the land, the creation of new property lines and the new dedicated public road that will divide the property in two. “

Construction of lakes, based in the Township of Painesville, serves as the design-build company for Great Lakes Power Product’s new global headquarters. Bill Vondra, an engineer and consultant hired by Lakeland Construction for the project, attended the December 21 meeting.

Planning Commission chairman Mark Vest asked Vondra when the land would be inaugurated for the project.

“We will start moving the earth as soon as we can,” he said. “The big deal is the weather constraints and controlling soil runoff and all the good things to keep the environment happy.”

Vondra said some of the Army Corps of Engineers permits are in place for the Great Lakes Power Products and Love sites.

Great Lakes Power, founded in 1973, is a distributor, manufacturer and rebuilder of full lines of power transmission products and accessories. The company consists of 13 sites nationwide with a total workforce of around 160 employees, said Andrea Morris, vice president of Great Lakes Power Products, who is the daughter of Harry Allen Jr.

In February, the company received an economic incentive grant from Madison Village for the construction of its headquarters.

The grant contract says the company intends to spend around $ 9 million on the construction of buildings and grounds and $ 2 million on machinery, equipment, furniture and fixtures.

The grant allows the village to help the company finance the construction project, provided the company maintains a workforce of at least 50 full-time employees and a payroll of $ 3 million per year, for a period of one 10 year period.

Editor’s Note: This story was edited at 1:40 p.m. on December 29, 2020, to correctly indicate Lakeland Construction’s role in the project.

The 50-acre, 94-home Towson Village site plan is reviewed Monday evening

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Towson Village site plan. Graphic/Peachtree Planning Commission.

Monday night’s meeting of the Town of Peachtree Planning Commission will include the proposed conceptual site plan for the development of 94 Towson Village homes on 50 acres behind Governors Square on Ga. Highway 54 East.

The combined 86-acre property, which includes the 36-acre mixed-use Governors Square and the 50-acre Towson Village single-family home development, was approved for limited-use commercial (LUC) zoning in September by the city council. from Peachtree.

The Towson Village proposal calls for 94 lots, 1.15 acres of amenity area and a total of 23.3 acres of open space.

The rezoning to GUC included the following conditions:

• Compliance with the master plan

• Maximum of 10 units per acre

• At least one parking space for single family lots must be provided off-street in an enclosed garage, which must be at least 20 feet from the property line

• No more than 94 batches

• Setbacks include – Front: 10 feet for main structure and 20 feet for garages; Side: 0 feet, provided there is at least 10 feet between dwellings; and back: 10 feet

• The path between the single family residential portion and the mixed-use development must be constructed at the time of the single family residential development

• A connection to the south property line abutting the Shiloh Mobile Home Park must be provided from the single family residential subdivision

• Governors Square and Peachtree Court will be extended to serve the single family development

According to Zoning District LUC-33, planning staff said 94 lots are permitted with a maximum density of 10 units per acre. The plateau comprises 94 lots and a density of 1.85 units per acre and therefore complies with zoning requirements.

The size of the proposed lots is 60 feet and 70 feet wide by 120 feet deep, which corresponds to the dimensions indicated on the approved master plan. The proposed flat shows front setbacks of 10 feet, 20 feet for garages, zero side setbacks and rear setbacks of 10 feet, meeting setback requirements, staff said.

In addition to the 94 single family residential lots, the proposed flat contains a 1.15 acre amenity area and several pocket parks similar to the approved master plan. The flat also shows 23.3 acres of open space, which exceeds the 21.5 acres shown on the master plan.

Although no greenbelt is required, the flat concept provides a 50 foot buffer zone around the perimeter of the property. The buffer section containing the cart road on the west side of the subdivision must be dedicated to the city.

Planning staff recommended approval and were of the opinion that the concept plan for the site meets zoning requirements and planning ordinance standards.

Snoqualmie plant site development enters environmental impact public comment period

By Site development

On Monday April 27, 2020, the town of Snoqualmie made public the long-awaited environmental impact study project (DEIE) for the major development project of the plant site.

The DEIS was prepared by the owner and developer of a 261 acre Planned Commercial / Industrial Site (PCI). The site is located within the city limits of Snoqualmie and is owned by Snoqualmie Mill Ventures LLC. Before the land was sold about 10 years ago, it was the site of a Weyerhaeuser sawmill for almost 100 years. The adjacent Mill Pond / Lake Borst is not part of the planned development. It still belongs to Weyerhaeuser.

About two-thirds of the plant site is expected to be kept in open space, including natural areas, trails, habitat, and flood storage. The developed zone would be done in three stages: planning zone 1, planning zone 2 then planning zone 3, with less certainty in the later stages. The phased project is expected to take place over the next 10 to 15 years.

According to DEIS, “Planning Zone 1 would be developed for a mix of employment, retail and residential activities, organized in a pedestrianized village center adjacent to a“ main street ”. About 160
housing units are offered on the second and upper floors of mixed-use buildings… Apartments would be for rent, at market rates, and would be a mix of one and two bedroom units, of medium size approximately 835 square feet.

Map of the 3 planning zones of the plant site development project in stages. Planning zone 1 would occur first.

If Snoqualmie Mill’s vision comes true, the preferred concept for the area will be wine-related uses, including wine production, wine tasting and other wine-related uses, restaurants, event spaces and the lodging.

The developer of the mill site, Tom Sroufe, said several wineries have already expressed interest in the potential development, but explained that they will need to reassess that interest once the economic impacts of the coronavirus crisis are undermined. .

Plant 1 Site Layout Conceptual Design – Main Street Perspective

Read our previous article on the planned development of the factory site HERE.

It has been three years since Snoqualmie Mill Ventures submitted an application for a development master plan for municipal staff review. Since then, the promoter has prepared the draft environmental impact study. The purpose of DEIS is to identify all impacts (traffic, water, environment, pollutants, sights, archeology, noise, etc.) caused by development and to present plans to mitigate negative impacts.

[Note: That 2017 master plan application contained a controversial component – a large, outdoor amphitheater in Planning Area 1 – which according to Sroufe has been removed from the preferred Mill Site re-development option contained in the DEIS. The amphitheater component, though, is still included in an alternative re-development option in the DEIS (required by the SEPA Act) and is located in Planning Area 3.]

Some examples of mitigation proposals contained in the DEIS [for phase 1] include the restructuring of part of Millpond Road; the addition of a traffic light at the intersection of Fisher Creek and Snoqualmie Drive; treatment of water flowing from impermeable surfaces and entering the Snoqualmie River; a bottomless culvert under the realigned portion of SE Mill Pond Road to allow passage of flood water, small mammals, carnivores and amphibians; clean-up and remediation of inherited contamination in planning zones 2 and 3 where these contaminants have been located. [These a just a few examples of many contained within the large DEIS document]

The development of DEIS took three years [in part] due to the fact that the site was previously a sawmill and therefore presents environmental and contamination issues; its location adjacent to the Snoqualmie River; and the size and duration of the proposed development. The DEIS itself is almost 3,000 pages (including appendices) for the large and complicated site.

Plant site developer and North Bend resident Tom Sroufe said DEIS has taken a long time because he takes it seriously. He explained that they wanted to be thorough, not to be surprised by anything. They asked the hired consultants to complete the DEIS to address the impacts in advance.

The first version of DEIS was presented to the Town of Snoqualmie about a year ago. The city consultants then provided feedback and further work was done to develop the detailed document.

Sroufe commented, “We have done our best to identify any impact on the community and believe that there is no significant negative impact that cannot be mitigated. “

Snoqualmie Town Community Development Director Mark Hofman explained the project has now entered a legally required audience [and state agency] comment period, which will last 45 days.

Hofman said the goal now is to have as many eyes as possible on the document to generate as many feedback as possible, which will make the EIS even stronger to fully mitigate negative impacts.

Once the public comment period has ended, Mill Site Ventures will then be required to respond to each comment provided.

According to the Town of Snoqualmie lawyer, Bob Sterbank, the town will also assess the comments received, make any changes it deems appropriate to the various chapters of the DEIS and appendices, and prepare an additional chapter or addendum that will include the responses. comments related to factual corrections. or when the City determines that the comment (s) do not warrant a further response.

The City then publishes the final environmental impact study (FEIS). This FEIS will accompany the draft commercial / industrial plan (PCI plan) when it is submitted to the town planning commission for a public hearing. The planning commission will then make a recommendation to the municipal council as to the approval / acceptance of the PCI plan and the FEIS. A developer agreement should also be drawn up between the two parties if / when the project progresses.

Written commentary on the DEIS taken until June 11: the review and comment period has been extended from 30 to 45 days for this draft environmental impact statement. Written comments can be submitted until June 11, 2020 and addressed to Mark Hofman, SEPA Manager, Town of Snoqualmie, PO Box 987, Snoqualmie, WA 98065. Comments can also be emailed to [email protected] or [email protected]

Oral commentary taken on May 20 at 4 p.m.: Due to the ongoing COVID-19 emergency and stay-at-home orders statewide, the city will be taking oral comments in a remote online meeting rather than in person. The meeting is scheduled for May 20, 2020 at 4 p.m. The city said information on the calls would be provided at a later date and posted on the city’s website calendar. [To be notified directly about the meeting information, sign up for Notify Me and choose “Mill DEIS”]

Through a city-state press release, “approval of the environmental impact study project would not in itself authorize any physical construction on the site. If approved, Snoqualmie Mill Ventures will need to submit an application to physically develop the property.

If this request were approved, the site would be redeveloped over a period of approximately 10 to 15 years.

For more information, visit the Development Project page of the plant website.

Conceptual image of the western perspective of the main street sector of the factory site

St. Paul continues Ford site development despite opposition

By Site development

A huge field of dirt in the St. Paul’s Highland Park neighborhood could one day house up to 7,200 people and be the workplace of a thousand or more.

This vision of the former Ford assembly plant, which excites some and alarms others, won key approval from the city’s Planning Commission on Friday.

“The Ford site represents a unique development opportunity,” Mayor Chris Coleman said in a statement after the commission unanimously recommended the plan. “This well-thought-out plan lays the foundation for a vibrant and vibrant community on the banks of the Mississippi River.”

City council will likely review the plan in the fall. The document, which will frame the zoning and development of the 122-acre Ford property, continues to face opposition from residents who argue the city has downplayed community concerns.

Neighbors for a Livable St. Paul, a group of residents opposed to the plan, said St. Paul staff left comments on documents presented to the planning commissioners. They asked the Planning Commission to delay its vote and ask a third party to review the community input.

“The public and decision makers need accurate information. … This is something that will affect the Highland neighborhood and the city for decades to come,” said Charles Hathaway, who lives in the area and is a member of the group.

A “technical glitch” caused city staff compiling comments to miss some emails, both for and against the plan, said Mollie Scozzari of the Department of Planning and Economic Development. A resident alerted the city to the missed messages, and Scozzari said a staff member found them in a separate inbox.

The planning commissioners voted 9 to 7 not to delay their decision. Several commissioners said city staff shared the missing comments with them a few weeks ago and they had plenty of time to review the comments.

St. Paul staff have been gathering feedback from residents on the site for the past decade. The plan they arrived at has a mix of uses and building heights, with two stories closest to the Mississippi River and rising to eight or 10 stories near Cleveland Avenue. It includes a grid of streets that would connect to surrounding roads and pockets of green space that would dot the site, including a stormwater feature that resembles a stream.

Ford, which still owns the property, is expected to bring the site to market this year or early 2018 and the city expects development to take 15 to 20 years.

Some Highland Park residents are concerned about the housing density and traffic congestion the plan could create. Other neighbors – who have started their own group, Sustain Ward 3 – agree with the plan’s vision, which they say is an environmentally friendly design that will encourage the use of public transport.

Two city committees recommended the plan and said in a memo that Highland Park already has many single-family homes and needs more multi-family housing as the city’s population grows. And the site developer would make more money if they were able to add more accommodation to the site, said lead planner Merritt Clapp-Smith, which could reduce the potential need for government subsidies.

The Planning Commission agreed to some changes to the plan on Friday, including limiting the width of buildings to 500 feet in a bid to encourage developers to add courtyards or space for public amenities. They also agreed to increase the number of housing units permitted on the five blocks along Mississippi River Boulevard, which could reduce density elsewhere on the site.

“You have the most desirable property on the entire site,” said Commissioner Kris Fredson, who did not want hard limits on the number of people who could live along the boulevard.

Eric Adams’ support for Pfizer site development hinges on more affordable housing

By Site development

Brooklyn Borough President Eric Adams is pushing for changes to a proposed apartment development on land in South Williamsburg formerly owned by Pfizer, asking the city council to reject zoning changes on the land without more affordable housing in planned apartment buildings.

After protesters shut down a hearing on the Pfizer and Bedford Armory projects hosted by the borough president at Brooklyn Borough Hall, Adams sent his recommendations on the land’s future to the city council.

Adams recommended that the city refuse rezoning unless certain changes are made by the project’s developer, the Rabsky Group. Specifically, Adams called for project approval “to be conditional on a special affordable housing bonus permit or other legal mechanism that commits an additional 21,300 square feet of affordable housing at an average rent based on 60% of the median income of the zone”.

Adams also wants Rabsky to agree in writing to build what he called an “appropriate” number of two-, three-, and four-bedroom apartments to provide enough units for rent-burdened households who, according to his recommendation, “are more likely to need family-sized unit types.”

The Pfzer development as it currently stands would consist of 1,146 apartments and 25% of them would be reserved as affordable.

Activists opposed to the development of the Broadway Triangle have long argued that every proposed rezoning of the land has favored the area’s Orthodox Jewish population over the neighborhood’s black and Latino populations. The Rabsky Group itself is no stranger to controversy, first after refusing to disclose how much affordable housing it would include in its Rheingold Brewery development plan, then insisting on returning just 20% affordable units.

Adams also wrote that he wants to see changes to the city’s housing lottery that would make it easier for rent-overloaded families to qualify for affordable housing offered by the city, by changing rules around “the strict rent ratio -income requirement not to exceed 30% of income for payment of annual rent.” The BP says the current rules too often disqualify poor families who already spend well over 30% of their annual income on rent.

Churches United For Fair Housing, an activist group opposed to the rezoning plan, welcomed Adams’ decision to reject it in its current form. “This proposed plan should be rejected at every stage of the ULURP process. It will continue the trend of exclusive housing development in our city’s most segregated neighborhood. This plan is anti-black and anti-Latino and we are appalled that this project is still under study.”

The Planning Commission will hold a public meeting on July 26 to consider planning approval.

Bettendorf Approves Credit Union Site Development Plan | Government and politics

By Site development

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

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

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

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

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

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

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

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

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

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

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

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

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

Possible development of yet-to-be-defined Avon site draws nearly unanimous opposition at community meeting – Pasadena Now

By Site development
Left: David Reyes, director of urban planning, describes the general plan of the city. / Right: More than 200 District 4 residents attended a meeting about the development of the former Avon Distribution headquarters on East Foothill Boulevard on Wednesday evening.

The possibility of building a new development that could include Home Depot at the former Avon distribution site on East Foothill Boulevard drew an overwhelmingly hostile response from the nearly 200 citizens gathered at the Pasadena City College Community Education Center Wednesday night .

The meeting was hosted by Vice Mayor Gene Masuda, who said it would be the first of many meetings to take place as concrete development plans emerge.

The nearly 14-acre site, which opened in 1947 and closed in 2013, is one of the largest development sites in the city, said planning director David Reyes, who pointed out that ‘there were “no current plans for anything on the site, and no requests for anything were submitted.

Reyes admitted meeting with representatives from Home Depot, a development team and land use attorney Richard McDonald last week.

Outlining the current 2015 20-year master plan, Reyes said Pasadena currently is shifting development more toward transit-oriented neighborhoods and developing less than in previous years.

Additionally, Reyes said, the city created a new zoning designation — known as R&D Flex Space and Parks — for high-tech companies. The new designation, as the name suggests, aims to attract high-tech companies to the area. Reyes admitted, however, that the city won’t be able to attract 14 acres of high-tech tenants, “But we’re hoping to get at least some,” he said.

Avon’s website

The Avon site, due to its size and location, would earn a floor area ratio of 1.25, which means that with its size of 590,000 square feet, a total of 750,000 square feet of development would be permitted, in any number of commercial, retail, or residential configurations.

To qualify for the FAR rate, the flexible R&D space in development must be greater than the commercial component, Reyes said, which would make it difficult to have an R&D space consistent with Home Depot’s size needs.

The R&D designation allows for a number of uses by a wide range of industrial uses such as light manufacturing, research and development, desktop and incubator creative industries, and limited ancillary commercial and office uses, Reyes added.

Reyes noted that big-box retail is not permitted in the East Pasadena D2 subzone. But, he noted that the Avon site is D1, and would allow for a development the size of a Home Depot store.

Any development application, Reyes said, would require CEQA and EIR compliance which would require at least two public scoping meetings), design review with a minimum of three public meetings, Planning Commission decision with a minimum of two public meetings, and a minimum of three public meetings of the municipal council.

Attorney Richard McDonald confirmed at the meeting that Home Depot is “part” of the buyers, who are currently doing their due diligence and looking at various development options.

McDonald also pointed out that the development team, in addition to talking to Home Depot, is also talking to Caltech, as well as Innovate Pasadena, in hopes of creating new qualified R&D spaces, “from 2000 to 20,000 square feet,” he said.

“We’re trying to find the best use of space for R&D spaces,” McDonald said.

The development team, whose members McDonald’s refused to disclose, citing solicitor-client privilege, also retained local architect Stefanos Polyzoides who is trying to create scenarios that would work in Big Retail. Pos and small high-tech spaces.

“We looked at large retailers and small retailers, mixed-use and residential as well,” McDonald said. “We are not done looking at various scenarios, including restaurants and small-scale retail developments.”

A show of hands at the meeting showed almost unanimous opposition to a Home Depot store on the site.

Vice Mayor Masuda said he would withhold judgment on any development at the site until official plans have been submitted.

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