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Council rejects Neighbors sitemap – Times News Online

By Site plan

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.

Owen Sound approves site plan for former gas station

By Site plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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Glamping site plan for farmland in Aldham rejected

By Site plan

PLANS to set up a glamping site on farmland in Aldham have been rejected after a council decided there would be no ‘overriding public benefits’.

A change of use application to place four wooden glamping pods on the Tey Road plot in Aldham was submitted in January.

The land is used for raising sheep, alpacas and rare breed poultry.

The plans have been proposed due to “challenges in the agricultural sector” which have resulted in a “significantly reduced” scale of operations.

The planning statement read: “The proposed development site is a serene countryside enclave located in the rural heart of the borough of Colchester.

“The proposed concept is to offer visitors a quaint luxury retreat away from the buzz of the urban environment, surrounded by farm animals and patchwork landscapes.

“With the low density of this proposal of just four small holiday units, the site will provide a private sanctuary for overnight stays in the neighborhood, with the benefits of central Aldham just a 10 minute walk away.

“The proposed development will provide luxury accommodation for people who enjoy outdoor recreation and the serenity of a countryside getaway with magnificent views.”

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But Colchester Council has now rejected the plans.

The denial notice said the plans “would not result in any overriding public benefit”.

He said the proposed land use change “would fail to retain the rural character of the area due to the loss of part of the characteristic agricultural estate”.

He also said there were also potential negative effects on tranquility due to increased activity due to increased traffic movement on and off the motorway and the introduction of a access road and a hard surfaced parking area and an inability to respond to the historic settlement pattern.

He added: ‘As far as can be judged from the plans submitted, the proposal does not provide a reasonable degree of intervisibility between access users and those already on the motorway, which which will constitute a danger for pedestrians and motorists contrary to road safety. ”

The final reason for refusal was for a tree on the site, as the plans were not supported by a tree constraint plan or tree impact assessment.

Application, site plan submitted for solar project

By Site plan

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.

Planning committee approves site plan for three-storey, 26-unit building on Manominee Street

By Site plan

At its February 16 meeting, the Huntsville Planning Committee approved the site plan for a proposed three-story apartment building, which would contain 26 apartments.

The building would be located on a 4,583.6 m² plot at 50 Manominee Street. The parcel of land has 64m of frontage on an unopened right-of-way and future collector road (Cliff Avenue) and 66m on Manominee Street, planner Kelsea Shadlock told the committee.

“The property rises from Manominee Street and is currently vacant and forested. The surrounding land uses are: commercial uses to the east and south, low density residential to the north, and high density residential on the adjoining property to west,” she added.

Planning staff recommended that the site plan be approved, pending conditions such as a D4 landfill assessment and any recommended mitigation measures implemented.

A traffic impact summary was provided to assess road capacity following the proposed development and concluded that the existing road infrastructure is able to accommodate the development.

According to the Shadlock staff report, “the report author explained that it was possible to provide a pedestrian connection from Manominee Street to Cliff Avenue (and to formalize what appears to be an informal pedestrian connection via the swale In their review, they determined that further assessment would be required to formalize this connection given the elevation differential between Manominee Street and Cliff Avenue and to ensure that a connection would meet the requirements of She added that “the investigation of this connection should be further investigated by the requester in consultation with city operations and protective services personnel.”

Councilor Jonathan Wiebe asked who would be responsible for paying for the connection.

Matthew May, who was before the committee representing the application, said he thought it would be the municipality’s obligation rather than the developer’s.

“Often when we have developments, requests that come to us, we actually ask the requestor to provide, where they can, links – whether it’s trails, stairs or whatever, sidewalks or whatever, to make it part of the development. And that’s something we traditionally do,” said committee chair Councilor Nancy Alcock.

May replied that the matter could be discussed, “but I guess for me it’s not on private property. You know, it’s not on our property…”

Wiebe and Alcock continued discussions regarding the addition of a pedestrian link and liability or partial liability of the developer.

Huntsville Mayor Karin Terzino told the committee that while pedestrian connectivity is important, she reminded the committee that the area being discussed was not identified in the city’s sidewalk master plan. “To impose liability on a claimant who wants to build there, as a condition of the construction, I think is a bit unfair,” she said.

Following a question from Councilor Dan Armour, May indicated that the apartments would be rented at market price. He said it would be mostly one-bedroom units, with around four two-bedroom apartments.

You can find the staff report here.

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

By Site plan

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).”

Proposed Jerma Hotel site development will leave St Thomas’ Tower visible from the sea, mayor says

By Site development


Plans for the site of the former Jerma Palace Hotel will not emphasize the height of the building, which means that the Saint Thomas de Marsascala tower will be visible from the sea, local mayor Mario Calleja said. .

Asked what he would like to see happen to the site of the Jerma Hotel, which has been derelict since the hotel closed some 15 years ago, Calleja said Malta Independent that he expected a “very nice project” to take place there.

He said that although he did not have specific details of the site plans, he had been informed that the planned development would not see major building heights, to the point that St Thomas’ Tower – which is in front of the site – would be visible from the sea after the completion of the project.

Calleja stressed that people don’t want a “gigantic” app on the site, noting that there had been three such developer apps that the board had all spoken out against.

“We want there to be development, but it has to be sustainable and it cannot hinder the people who live there,” said Calleja, who represents the PL on the council.

The Jerma Palace Hotel was an important part of Marsascala’s economy until it closed in 2007, and has been left derelict ever since.

Many applications have been submitted on the site since.

In 2008 the then owners of the site – the Montebello brothers behind JPM Construction – applied for a new hotel and apartment blocks on the site – but that fell flat after the Premier of the At the time, Lawrence Gonzi said only a hotel, not apartments, could be developed on the site.

Another attempt was made in 2016 by developer Charles Camilleri through his company Porto Notos Ltd to demolish the existing hotel and replace it with a huge high-rise development consisting of two residential towers, one of 44 and the other of 32 floors, as well as a 22-floor Hotel on the site.

The proposal – which Calleja coined “the Three Towers” during his interview with this newsroom – was later scaled down to 12- and 13-story units respectively and has since been withdrawn.

It was removed because Camilleri had sold the site to another developer – Gozitan real estate tycoon Joseph Portelli – in a deal that would have 90 million euros.

In 2016, PN Councilor Charlot Cassar had alternatively suggested that the government but the Hotel Jerma land and turn it into an open space for public use.

Portelli has since said he wants to turn the site into a 130-apartment complex, a 500-room hotel and a public square in front of St. Thomas’s Tower.

He said the project will not be a skyscraper, but a development brief approved by Cabinet around this time last year allows for development of up to eight floors. This development dossier also introduces the possibility of residential development, after the 2006 local plan identified the site as to be used primarily for tourist accommodation.

The exact plans and designs for Portelli’s proposed development on the site have yet to be revealed, as an application for the project has not yet been lodged with the planning authority.

Beach Preservers Challenges CCV Sitemap Maintenance Agreement

By Site plan

Port Elgin Beach Preservers spokesperson Patricia Frank presented the group’s concerns regarding the proposed Cedar Crescent Village (CCV) beach development to Saugeen Shores Council on February 14 (2022).

Frank presented a PowerPoint presentation and addressed three areas of concern regarding the Sitemap Service Agreement that the Beach Preservers are questioning.

  • Maritime commercial zoning
  • Environmental Impact Assessment (EIA) Requirement
  • Notable changes to the VCC concept plan between November 2021 and January 2022

“Since September 2021, there have been considerable changes in the location of the CCV site, square footage, building height, proposed uses, etc.,” Frank said, “and all of this requires a new Evaluation.”

She pointed out that a Bruce County map sets out the waterfront maritime commercial designation and asked where the designation is shown in the town’s official plan or in the comprehensive zoning by-law required in the County of Bruce’s official plan. Bruce. According to Frank, in the county plan, the marine commercial designation applies to the proposed VCC site, does not extend south of Mill Street, and is adjacent to environmental and open space zones.

Additionally, in the zoning regulations, there is an allowance for a restaurant, boat and bicycle rentals, and a lodge with retail outlets. “On January 10, Mr. Pausner (City Development Supervisor) pointed out that the CCV zoning is not based solely on the development site, but on an area of ​​six hectares and potentially for commercial development from ‘Izzard Rd. at Northshore Park,” Frank said.

‘While this council cannot allow any further commercial development in the OS1 area without site specific zoning,’ she added, ‘there is nothing to prevent a future council from allowing this’.

Frank also pointed out that the non-competition clause in CCV’s lease agreement is limited only to the operation of a restaurant and banquet hall, which could give “…breathing room for future councils allowing commercial development along our waterfront”. She asks why in the zoning by-laws, maritime commercial zoning was not included.

She also suggested that a link to the CCV file should be on the City’s website “…to provide an easy reference for staff, Council and the public on all matters related to the development. »

“Bad decisions now will impact us all for the next 50 years,” Frank said. “The Province of Ontario requires all municipalities to identify natural heritage systems and this study has not been done. Therefore, an Environmental Impact Statement is required, as stated in the Official Plan, in order to protect Important Wildlife Habitat. He also specifies that, ‘when a development is proposed in a body of water or adjacent to a body of water likely to contain fish habitat, an environmental impact study must be required’…given that detailed mapping n is not available at this time, development and site modification may be permitted on adjacent land only if it has been demonstrated by an environmental impact assessment that there will be no adverse impacts on the habitat of endangered or threatened species.

She went on to say that the Saugeen Shores Official Plan states that an Environmental Impact Assessment may not only be required for all development proposals on lands designated as environmental risk, but also on lands adjacent.

“The Official Plan also states that an Environmental Impact Statement will be required to assess the potential impacts of a development on the natural shoreline environment, including water quality, stresses from natural shoreline features and possible mitigation techniques,” Frank added. “Furthermore, it states that new large-scale recreational uses will require an amendment to the Official Plan and will ensure that potential adverse impacts to surrounding properties and the natural environment are mitigated. By any standard, 25,000 square feet is a large-scale development, so where is the official plan amendment? »

All detailed zoning by-law amendments must conform to the city’s official plan with respect to non-conforming existing buildings, permitted uses and special provisions. “The Official Plan states that any site alterations within the environmentally sensitive portions of the dynamic range allocation, such as infilling, grading, or vegetation removal, will only be permitted if supported by the study. environmental impact statement and/or Saugeen Valley Conservation Authority (SVCA) approval. ),” Frank pointed out.

On January 10, Pausner said the level will be slightly affected with 1.1 meters of fill to raise the buildings of the proposed development. Frank asked where the fill came from and that it raises serious environmental concerns about the protections that will be provided to prevent contaminants that can seep into the sand and then into the lake. “How will this affect adjacent properties as well? The height of the main CCV buildings will increase to 11.1 meters and with the HVAC system will be as high as the condos (adjacent building).

“With all of this evidence that I have just shared,” Frank said, “from the PPS (Provincial Policy Statement), Bruce County Official Plan and Saugeen Shores Official Plan, why did an Environmental Impact Statement not “Was it not required? It would be appreciated if the hydrogeological report and the geotechnical report submitted by the proponent be made public. Will these reports be peer reviewed by the SVCA or any other expert in the field?”

According to Frank, on the original site plan attached to the original Request for Proposal (RFP) in February 2019 and on the new reference plan, the development was shown as not extending south from the corner of Mill Street. On January 10, what was previously advertised as an outdoor programmable space had disappeared and the footprint of the retail space had increased, and the survey plan agreement and site plan design do not match and where the SVCA regulatory limit and flood hazard line were labeled approximate. “Have these limits been confirmed by the SVCA? asked Frank.

“In January, the Mayor said the development would have all the amenities people want to see on our town’s main beach, the busiest beach, the heart of activity in Port Elgin, the place where people want to congregate, want to have a restaurant, have a pavilion they can hang out in, a place where people can stop to get an inner tube for their kids to play in or an ice cream cone. There are plenty of places they can get ice cream cones now and in the future. You were absolutely right, Mayor Charbonneau… that’s exactly what the population wants – that and no more, 25,000 square feet of commercial buildings – four large buildings, an ice cream parlor, several market stalls and nine points of sale as well as a restaurant above the commercial building. Nobody asked for it, except the promoters.

She added that the design presented on January 10 appeared to show significant changes, including larger footprints for buildings. “It would be helpful if the drawing was superimposed on the original so that the public could see all the buildings. Why has the programmable outdoor space now become a merchant commercial space? What is the current total square footage of the building including the second floor? What is the current square footage of the lots in total? »

“This is Port Elgin’s beautiful waterfront and it’s up to you to protect it,” Frank said.

Councilor Cheryl Grace confirmed that there were many issues raised and to be followed up. “One of the questions asked was about backfilling…and it looks like it will be needed. Where would this (fill) come from? What kind of material would it be? »

CAO Kara Van Myall said she was not ready to answer the question.

Councilor Dave Myette also asked Frank about his statement that the CCV would be higher than the condo building to which she replied, “With the 1.1 meters of fill and a building allowed to be 30 feet plus the system HVAC on the roof, that will mean it will be 40 feet, as high as the condo building.

“It seems hard to believe,” Myette said, “but thanks for the math.”

Deputy Vice Mayor Mike Myatt asked if staff would respond to questions posed and Mayor Luke Charbonneau said reports would come back to Council and if there were any questions that had not yet been answered they would be. at this moment.

To see the full power-point presentation by Patricia Frank… CLICK HERE

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

By Site plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Edison NJ Zoning Board delays vote on Charlie Brown site plan

By Site plan

EDISON — It won’t be until after Easter that the township’s zoning adjustment board will vote on a plan to build 23 age-restricted townhouses on the site of the former Charlie Brown restaurant on Plainfield Road.

After a five-hour hearing on Tuesday where more than 20 residents and two experts spoke out against the plan, council is scheduled to resume the hearing and vote on April 26.

Residents have been fighting the project for the past year because they say it’s too much development in a neighborhood of single-family homes.

Markim Developers is seeking permission to build 23 age-restricted townhouses on the zoned 2-acre golf course property at 222 Plainfield Road, adjacent to the Metuchen Golf and Country Club and homes along Edgewood Road.

Charlie Brown's former restaurant on Plainfield Road, Edison

The development requires a waiver of use which can only be granted by five votes from the panel of seven members.

Steven Tripp, Markim’s lawyer, said the age limit of 55 and over is the biggest change to the application since last summer after concerns were raised by residents and council . He said the age limit could be enforced in act restrictions.

Other changes to the original proposal, known as The Links of Edison $15 million project, include reducing the height of the building from 35 feet to 33 feet, prohibiting left turns off site, eliminating the balconies on the south and north buildings and adding 8-foot tall trees to provide more privacy to neighboring homes. The proposal also now includes elevators in each of the three-bedroom, four-level units.

EARLIER:Battle lines are drawn on Edison’s controversial townhouse plan

Edgewood Road resident Amit Patel said the revised plans were not acceptable.

“You’re putting too much on a 2-acre lot. It doesn’t fit the character of the neighborhood,” Patel said, adding that the large townhouses create privacy issues for nearby residents like him. “The request must be denied.”

Katherine Liseno of Edgewood Road said she lives in a special neighborhood where people care about each other and the neighborhood.

“The request is not in keeping with the character of the area,” Liseno said.

Tripp traffic expert Elizabeth Dolan, based in Somerville, said that with the age restriction, the number of trips generated from the site would decrease, especially during peak hours, as residents are more older and have more flexible hours.

But a zoning board member said he understood it was an accepted practice but added ‘it’s not the reality’.

Rendering of the four townhouse buildings planned for the site of Charlie Brown's Restaurant on Plainfield Road

Traffic has been a concern since the project was first proposed. The development is proposed along a section of the road near the entrance to Woodrow Wilson Middle School, Woodbrook Elementary School and near the Metuchen border and Saint Joseph Secondary School.

Paul Phillips, the applicant’s planner, said the restaurant’s secluded site is well suited to a townhouse development. Charlie Brown’s has been closed for about two years.

“It took a pandemic to close the restaurant. There is a demand for a family restaurant to reopen on the site,” said Edgewood Road resident Anthony Martin.

EARLIER:Developer is now looking to build 23 age-restricted townhouses on Edison Charlie Brown site

Phillips said that with the township’s changing demographics, there are very few age-restricted housing units at market rates in Edison. The 2,300 square foot units are expected to sell for around $650,000.

Phillips said he hadn’t researched the demand for this type of accommodation and a board member asked if the units weren’t selling, would Markim be looking to remove the age restriction. Tripp said it was nearly impossible to get an act restriction lifted once it was approved.

Peter Steck, a planning consultant hired by a group of Edgewood Road residents, said 23 units over four levels for people aged 55 and over in a wide but narrow design are causing overcrowding on the site. He said senior housing is not just for people aged 55 and over, but 62 and over.

“Fifty-five plus just means you don’t like school kids,” he said, adding that the property isn’t suitable for townhouses of that scale. He said six single-family homes on a cul-de-sac or another restaurant would be a more appropriate use.

Email: [email protected]

Suzanne Russell is a breaking news reporter for MyCentralJersey.com covering crime, the courts and other mayhem. To get unlimited access, please subscribe or activate your digital account today.

Hotel Sitemap Process Takes Next Step | Columbia County

By Site plan

HUDSON — The city’s planning board has cleared the next steps for a Galvan Foundation site plan application to redevelop 402-406 Warren St. and 10-12 N. 4th St. into a hotel of 30 rooms, a restaurant and a commercial space.

Before the planning board can approve a project, it must first weigh the potential environmental impacts.

In New York, most projects proposed by a state agency or local government unit must complete an environmental assessment form. The Galvan Foundation submitted a form to the planning board on November 24.

Upon review of this, under state environmental law, the planning board classified the proposed development as “unlisted”.

This means that the site will not have an environmental impact on more than 10 acres of land and it cannot be classified in the Type I or Type II action categories.

In addition, the planning board must conduct its own environmental review of the project.

National regulations allow different procedures if a sitemap is deemed unlisted. Type I actions are larger projects more likely to have environmental impacts, such as a non-commercial space of 25,000 feet or more. Type II actions determine that entities such as a single-family home do not have a significant environmental impact. The unlisted category is a gray area if a proposal does not fit into the other types. The planning board does not have to contact state agencies, although city attorney Victoria Polidoro of the Rodenhouse Chale law firm in Rhinebeck said she would consult with both the Department of State Health and the State Historic Preservation Office.

The planning board also voted unanimously to list itself as the lead agency overseeing the project’s environmental review.

The total area of ​​the proposed site is 0.22 acres. Galvan estimated it would take a year to complete the redevelopment and construction.

The revenue the Foundation receives from the proposed hotel will go directly to their social goals, according to Dan Kent, vice president of initiatives for the Galvan Foundation.

At the planning board meeting, Polidoro said the Hudson Planning Board wants to be responsible for the review and is asking the public as well as involved and interested agencies such as the Columbia County Health Department. The Hudson Department of Public Works, Hudson Historic Preservation Commission and Hudson Fire Department are invited to submit their questions, concerns and comments which will then be deliberated at a meeting in March. The Galvan Foundation will also submit additional documents and information to the planning committee for review at the March meeting.

The Galvan Foundation is a non-profit organization founded in 2012 by T. Eric Galloway and Henry van Ameringen. She is committed to improving the economic life of Hudson by purchasing historic buildings and redeveloping them for residential, commercial and community use. The foundation also helps create affordable housing in the city, according to Kent.

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Staffordshire Gypsy caravan site plan sparks 248 objections

By Site plan

Hundreds of people oppose plans for a gypsy caravan site on the edge of a rural village.

The proposed land at Radmore Lane, Gnosall, near Stafford, came nearly a decade after a previous application was turned down by Stafford Borough Council.

More than 260 people opposed the 2011 application, which was rejected because it had not been shown that there was a compelling need to develop the site in the middle of the countryside. It was also feared that the plans would lead to the loss of virgin land and detract from the appearance of the rural area.

More Stoke-on-Trent and Staffordshire headlines

Today, 248 people opposed the latest proposals for a private gypsy site for one family, with a day room and no more than two mobile homes and four traveling caravans.

Stone MP Sir Bill Cash, Gnosall Parish Council and campaign group Grid (Gnosall Resists Indiscriminate Development) are among the opponents.

Sir Bill said: ‘The proposed development is unsuitable and does not match the nearby homes and rural character of the area and would result in a loss of green land. This type of open country development would be visually detrimental to the surrounding area and would be highly visible in the local landscape.

“The proposed development would aggravate existing traffic problems on the A518 and the site would be accessed via an unlit junction on a section of the road which has a 60mph speed limit. The entrance to the site is around a sharp bend in Radmore Lane, which is a single lane country lane. It is unsuitable for heavy goods vehicles towing mobile homes and caravans.

The parish council said: ‘The claimant is already housed in Donnington so there are no welfare cases to consider. Even if such an argument were made, there are at least 36-39 Stafford Borough Council sites available.

“There is no compelling need demonstrated at this location. A pristine site in a rural area should not be used for a gypsy residential site. There are most likely suitable sites on brownfield sites or previously used land closer of urban areas (of) the borough of Stafford.

A resident of Glendower Close said: ‘It is a completely misguided proposition to try and enforce an award-winning scenic village. The proposed site is clearly visible from the A518 and will have a visual impact on anyone approaching the village of Gnosall.

“This is a development that will cause an intrusion into the green fields and countryside that separate Gnosall from Newport. There is no precedent for this utterly useless application and development and it will certainly be a permanent stain on the landscape for generations of the local community and anyone who drives in rural Staffordshire.

“We are traveling on the A518, passing the development project and we have observed a significant increase in traffic on this section of the A518. This is no doubt partly due to the increase in our local population using their vehicles.

“The site is rural farmland where sheep can safely graze without electricity, running water or human effluent disposal facilities. Installation of a septic tank would require drainage extending into adjoining farmland Additionally, there will be a significant increase in recycling waste collection from residents and visitors.

A Radmore Lane resident said: ‘Safety would be compromised on the adjacent road network due to the nature of the traffic the site would generate, inadequate turning arrangements at Radmore Lane and off the A518.

“Since 2011 there has been even more traffic on the A518 due to the Gnosall housing estates and there have been many more serious accidents which means there are even more reasons this time to refuse the application than in 2011. The increase in traffic makes this application dangerous for the community as well as the applicants and their families.

But seven letters of support were also sent to the council.

A resident of Coton said: “There is no difference between a few public transport vans towing a caravan and the dozens of big tractors towing huge trailers and various agricultural machinery that travels this road all the time. And caravans do not spread mud all over the road unlike tractors.

“If approval of this application means that their other fields in the center of the village on Station Road are left unoccupied, then I am in favor. If, however, their plan is to occupy both Radmore Lane and their fields on Station Road, then I oppose it.

And one Station Road resident said: ‘It should be allowed because it’s better to have this caravan site in a field outside the village than to have it in the fields which belong to travelers right in the middle of the village by Co-op.

“And the worries around trailers turning into Radmore lane causing danger on 518 – it’s no different than all the massive tractors with their huge trailers going up and down the lane all day and keeping traffic going, a transit with a trailer is no different.”

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Kitty Hawk Planning Board Reviews Setbacks, Lot Coverage, and Retail Sitemap – The Coastland Times

By Site plan

At its last meeting in 2021 on December 16, the Kitty Hawk Planning Council reconsidered a proposed zoning change, reduced the setback distance for some commercial lots, changed the definition of lot coverage, and considered a retail business development site map.

Due to the absence of members, an earlier recommendation vote on a proposal to allow multi-family dwellings with a maximum density of 14 housing units per acre as a special use in planned commercial developments (PCD) s ‘is a tie at 2-2. City council sent him back for another review and recommendation ahead of a public hearing scheduled for January 10.

According to Planning and Inspections Director Rob Testerman, PCDs are intended to provide developers with design flexibility and greater land use efficiency. Currently, multi-family dwellings are permitted with a maximum density of 10 dwellings per acre in Districts BC-1 and BC-2.

The requirement with the current demand for at least five contiguous acres with no less than 500 feet of total road frontage on US Highway 158 or NC Highway 12 limits the demand to three areas: Home Depot and part of the Beachwoods Resort development. , the new 7 -11 and Promenade Sports Nautiques.

Commenting in favor of the change, real estate agent Eddie Goodrich explained that there would be no changes to the lot coverage, height requirements or decrease in parking and that the overall intention is to achieve a similar development goal in a different way.

“It’s more like two times 15 is 30 versus three times 10 is 30,” Goodrich suggested. “Same number of people, just a different way of doing it,” adding that units per acre really doesn’t mean much, it just allows smaller units to be allowed in the same box.

During discussion of the request, Testerman stressed that the number of rooms and permitted occupants would be governed by the Department of Health.

At the end of the discussion, the vote of approval failed with only two for and three against.

The next item on the agenda was a request to reduce the setback for commercial lots adjacent to any dedicated open space or recreational area of ​​an adjacent residential development.

Testerman explained that examples of where the change would apply include the commercial lands up to the Sea Scape Golf Course and, since it is a recreation area, the Harbor Bay Playground.

In support of the request, Ralph D. Calfee stated that the number of eligible sites is rather limited and that in these areas the buffer zone of adjacent residential uses is actually larger than expected, creating an unnecessary restriction for these. development of commercial sites.

The motion to approve this request was carried with a 5-0 approval vote.

A change to the definition of land cover was also passed with unanimous support, which will exempt 500 square feet of pool area from land cover calculations.

Currently, lot coverage – a measure of developed land use – includes areas covered by buildings, parking lots, driveways, roads, sidewalks, decks, and any concrete areas. or asphalt.

Testerman explained that in most cases there is a gap of a few inches between the top of the pool water and the adjacent level of the pool deck, allowing the pools to serve as a catch basin for some of the rainwater. And, while the current code could be interpreted to allow it to decree that swimming pools are exempt, incorporating the wording into the city code removes any subjectivity and will ensure consistency going forward.

Testerman also said that for stormwater clearance purposes, the North Carolina Department of Environmental Quality did not count pool areas in the lot coverage.

Returning to the last item on the night’s agenda, a review of the sitemap of a retail business development drew concerning comments from a few neighboring residents.

The proposed plans provide for the improvement of a vacant lot at 5201 North Croatan Highway between Ambrose Furniture and Outer Banks Furniture. A 7,500 square foot two-story commercial building with a maximum height of 28 feet, both within the permitted height and land coverage requirements, will have access to Byrd Street. There is currently no plan to connect Byrd Street to US 158 and terminals are available to prevent through traffic.

While there have been comments from local residents that the development will cause flooding to their properties, during discussions it was pointed out that the property to be developed does not flood them and in fact collects some of the land. excess water from higher up the street which flows into this property.

Michael W. Strader Jr., director of engineering at Quible and Associates at Kitty Hawk, said he was aware of the flooding issues associated with the development of the property. He went on to say that the property is a bowl, but that there would be no runoff to other properties and some of the landscaping and engineering on the property would actually exceed the standards. state stormwater retention requirements.

At the end of the discussion, it was highlighted that the proposed development plans meet all applicable guidelines and a motion to approve the site plan received a 5-0 vote.

Each of the items on the evening’s agenda will be considered by the municipal council, which is not bound by the votes of the town planning council.

READ MORE NEWS HERE.

Site plan of a caravan for the popular seaside resort of Anglesey should be refused

By Site plan

Plans to set up a caravan site on a working farm near a popular Anglesey seaside resort could be rejected by planners.

A request for a change in agricultural land use to accommodate 10 touring caravans in Bunwerth, Trearddur Bay near Holyhead is to be discussed by the Anglesey Council planning committee next week.

Officers recommend that the proposal be denied.

READ MORE: First images of holiday lodge complex under development next to Conwy pub

In a report to committee members, the proposal was presented by two local councilors for consideration.

Planning Officer Gwen Jones, in her report, states that the application site includes agricultural land within an Area of ​​Outstanding Natural Beauty (AONB).

She adds, “As the existing screens on the site are empty or low in height, the northeast of the site would be most visible in views of a short stretch of the highway.

As the proposal is for white tourists, the local planning authority’s assessment is that the views of the site tend to be intrusive, although not all tourists would be fully visible. It is possible that part of everyone be visible indicating the extent of the proposed development.



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“A landscaping plan was provided with the planning request. The landscaping plan would reinforce the existing screening and it is anticipated in the assessment that it will take 5-10 years to become significantly effective.

She concludes her report by stating: “The proposal is not considered to include high quality development and that it would also be detrimental to the character and appearance of the area which is part of the AONB”.

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

By Site development

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

By Site plan

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

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

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

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

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

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

The proposed changes are as follows:

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

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

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

Whitewater Approves Site Plan Process for Rafit Road Property Redevelopment

By Site plan

Beachburg – Despite the sale of a major real estate property along the Ottawa River, Joe Kowalski says he’s not retiring or stopping Wilderness Tours.

Summerhill Resorts, a Toronto-based company that operates vacation properties primarily in southern Ontario, purchases 133 hectares of land from White Water & Wild Land Tours Ltd., which operates the outdoor adventure recreation company Wilderness Tours, which includes white water rafting. Summerhill Resorts also acquired the neighboring Logos Land resort.

Wilderness Tours will continue to operate from the old River Run property upstream of the subject property.

“When we bought the River Run property seven or eight years ago, the plan was to move Wilderness Tours there over time,” said Mr. Kowalksi, owner of White Water & Wild Lands. “When COVID hit and devastated the tourism industry, it sped up the process. It was a health and safety decision. Safety has always been our first priority. It used to mean “safety on the river,” but now it includes safety on land. ”

He explained that the new location, located right at the foot of the rapids used for rafting, means far fewer buses for rafting participants.

He stressed that he would not be retiring.

“At 73, I am too young to retire,” he said.

He sees a bright future for Wilderness Tours.

“In addition to rafting, canoeing and kayaking, we are also expanding and improving our bike paths,” he said. “We work with the Beachburg Off-Road Cycling Association (BORCA). We are used to seeing cars pass by with kayaks on them, but now we see just as many with bicycles.

He said Summerhill Resorts is a very professional operation which, with the purchase of the former base of Wilderness Tours, “will kick start tourism in this area in the future.

“We couldn’t have asked for a better buyer,” he said.

The 133-hectare property in question now houses 62 trailer sites, six cabins, two beach cabins / houses, a lodge and the Rafters building with ancillary recreation facilities and outdoor spaces.

Mr. Kowalski and his brother Jack, who remains a partner in the business, founded Wilderness Tours in 1975. His son, Joel, and daughter, Katie, are also with the business.

“Joel is the manager of the river and Katie is in charge of the bike.”

Site plan agreement with the township

Whitewater Regional Council is in the process of entering into a site plan agreement with Summerhill Resorts Ltd. to accommodate the redevelopment of the property at 503 Rafting Road.

The request to enter into the site plan agreement is supported by detailed site development plans, a wastewater treatment assessment report, and a water source assessment and inspection to assess the ” adequacy of existing wells and water treatment equipment with the proposed development.

Phase 1 of the proposed redevelopment does not suggest any new development. Instead, redevelopment will occur on existing developed sites and the scale of development is generally considered to be less than the historic use of the property. Future phases of development that require work on the foundation site will require full engineering and environmental assessments.

Whitewater Area Planner Ivan Burton noted that while no below grade development is proposed at this time, the site plan agreement will formalize a site development plan and servicing.

“This will ensure the health and safety of the public,” he said.

The property is designated as Tourist Commercial (TC) in the Renfrew County Official Plan.

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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Site plan approved for project anchored by national steakhouse chain

By Site plan

The West Des Moines City Council this week approved the site plan for a development that will include a Ruth’s Chris Steak House. Architectural rendering by BSB Design

A proposed development that will include a popular national steakhouse cleared a key hurdle this week when the West Des Moines City Council approved the site plan for the project.



Project developer CRG Residential, located in Carmel, Indiana, plans to construct a mixed-use building that will be anchored by Ruth’s Chris Steak House, a steakhouse chain based in New Orleans. The restaurant will occupy 15,000 square feet of space in the four-story building that will be located on the southwest corner of Jordan Creek Parkway and Ashworth Road, according to city documents.



The building, with a brick and fiber cement board exterior, will include an additional 8,000 square feet of commercial space and 199 multi-family residential units, according to city documents. Multi-family units and commercial space will wrap around a multi-level parking structure.



Development costs are estimated at $20-30 million.



City officials are working with CRG Residential to finalize a development agreement that could include an economic development grant of up to $2.3 million, according to a city document. The agreement could also include a breakdown of who will be responsible for infrastructure improvements.



Based on information provided to the board, items that could be part of the deal include:

  • The city is paying and building improvements to 76th Street between Ashworth Road and just north of Aspen Drive. The city would install traffic lights at Ashworth and 76th Street.
  • With the developer ensuring sidewalks around the development are installed, an east-west private street between Jordan Creek Parkway and 76th Street is constructed, and a regional underground retention pond is developed for the project site and the area of ​​the 76th street. The city would reimburse the developer for the cost of the work.
  • The developer initiating the process of installing streetlights around the development and ensuring that a power line along Ashworth Road between 76th Street and Jordan Creek Parkway is placed underground. The work would be done by MidAmerican Energy Co. and the city would reimburse the associated costs.



Work on the project site likely won’t begin for several weeks, according to city officials. The promoter does not yet own the property. Once the land is acquired, documents must be completed to bind the properties together. In addition, architectural plans must be revised, a process that can take up to four weeks.



Once site development begins, construction could take up to 18 months.

Site Plan for Clear Lake Hy-Vee Approved by Planning and Zoning Commission | Govt. & Politics

By Site plan

Editor’s Note: This story has been updated to reflect the exact total of Planning and Zoning Commission votes, and to clarify development plans for future lots.

On Tuesday evening, the Clear Lake Planning and Zoning Commission met to review the site plan for the proposed Hy-Vee grocery store in Clear Lake, as well as the larger Emerald Edge preliminary platform.

The preliminary platform proposed by Sukup Ag of Sheffield contains seven commercial lots and a subdivision all of which run along Route 18 between North 14th Street and North 20th Street.






The preliminary platform for the Emerald Edge development at Clear Lake.


The easternmost lot labeled “Commercial Phase 1 Lot 1” along North 20th Street and Highway 18 is where the proposed Hy-Vee and Convenience Store would be located.

The dish would also see the creation of two new streets, Jade Street and Hunter Place. Jade Street would run parallel to North 20th Street, but on the west side of the proposed Hy-Vee lot, connecting Hwy 18 with one entrance and exit to the right.

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Hunter Place is proposed to run east to west parallel to Highway 18, but on the north side of commercial lots three through seven.

Flory noted that there will likely be other projects developed in the other smaller commercial lots, and that the Planning and Zoning Commission may revisit it “soon” to discuss other projects under the development.

Jason Petersburg, project engineer for Veenstra & Kimm Inc., recommended that the Planning and Zoning Commission approve the preliminary platform.

The Planning and Zoning Board approved the preliminary Emerald Edge flat unanimously, 3-0.

The commission then reviewed the site plan specifically for the Hy-Vee grocery store.

The proposed development includes a 47,000 square foot Hy-Vee grocery store, an approximately 4000 square foot convenience store and parking on the 6.5 acre property. Flory noted in a previous meeting that Embree is expected to invest $ 8 million in the project.

Hy-Vee Grocery Comes to Clear Lake

On Monday, Clear Lake City Council met to review and make changes to its city renewal plan. One of those changes was to adapt to a new Hy-Vee grocery store.

Flory noted that the schedule for the Hy-Vee is still pending, but the developers hope to innovate “within the next 30 days” with the goal of opening in the fall of next year.

Petersburg recommended that the Planning and Zoning Commission approve the site plan for the Hy-Vee.

The Planning and Zoning Commission unanimously approved the Hy-Vee site plan, 3-0.

The Embree development group is based in Georgetown, Texas, and the letter of intent stated that the group was interested in building a new retail space in the Willow Creek area of ​​Clear Lake.

Zachary Dupont covers politics and business development for the Globe Gazette. You can reach him at 641-421-0533 or [email protected] Follow Zachary on Twitter at @ZachNDupont

Planning and Zoning Commission Approves Site Plan for Rockwall Downtown Lofts Development – Blue Ribbon News

By Site plan
Location of the proposed development site, rockwall.com

ROCKWALL, TX – July 28, 2021 – Last night the Rockwall Planning and Zoning Commission approved the site plan in a 6-1 vote for Unit 263 Rockwall Town Center Loft Development at the corner of SH-66 and Alamo Road near Downtown Square. The property is across from the Rockwall Police Department.

The proposed layout will consist of 170 one-bedroom units, 86 two-bedroom units and seven three-bedroom units, averaging 850 square feet. The developer is also providing designated secure parking for Rockwall Police and will provide a dedicated right-turn lane along SH-66 as well as a deceleration lane along South Alamo Road. Amenities include a resort pool at the center of the property, a resort style fitness center on two levels, and secure gate parking with camera surveillance for residents. A sky lounge on the fourth floor on the south side of the property will overlook the lake.



P&Z Commission Chairman Eric Chodun had the only vote against approving the site plan, saying he did not believe the development met the stipulations of urban residential land use on which the property is. zoned.

“I don’t think urban residential is defined to cover this type of development,” Chodun said. “I have a problem with this, and I think the community supports my opinion on this. I think what’s in the best interest of the community is to deny it.

According to Rockwall City Planning Director Ryan Miller, urban residential land use was adopted for the Central Business District (CBD) with two stipulations:

  1. Urban Residential includes residential developments that at least partially face streets, public sidewalks or a common open space, or that are located above retail offices or service uses.
  2. The Urban Residential ground floor should have direct access to a sidewalk via a stoop or landing, and the majority of parking lots should be located in a structure.

Miller said the forms-based code has remained unchanged since its enactment and including until the time the applicant submitted their proposal for the development of Rockwall Downtown Lofts in 2018.

Despite the fact that many residents spoke out against the development during the open forum session of the meeting, the majority of the P&Z committee members voted in favor as the development meets all the requirements of the forms-based code. from the city center and conforms to the terrain. conditions of use described in the UDC (Unified Development Code) of the city.



“It’s extremely difficult when you watch and listen and understand where everyone is coming from,” said Jerry Welch, vice chairman of the P&Z Commission. “One of the reminders is that this is the first step, this is a sitemap, so there is still a lot of work to do and a lot of approvals to impose. I counted 27 required standards, and each standard has been verified to be compliant. This is a technical body, and there are some things that we can apply and that we cannot apply.

Tony Austin, the developer of the proposed apartment, raised residents’ concerns at the meeting.

“I can sense their concerns. I am also a resident of this community, I love this community. I think this project is going to be extremely beneficial for our community. I wouldn’t do it if I didn’t think it was right. We have worked very hard on this project over the past two years with the city to meet all the requirements. We have tried to be very sensitive to all the concerns of the city. I apologize for not being able to satisfy everyone, but I have no doubts this is the right project at the right time for the Town of Rockwall, ”said Austin.

“At the end of the day, I’m trying to do what’s right as long as the city has agreed to as long as it aligns with the laws and rules we have in place here,” Commissioner Sedric Thomas said. . “This project is consistent with everything. It is a difficult situation for all of us.

Click on here to see the entire meeting.

Blue Ribbon News staff report.


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Development plans for former women’s prison site seek city approval

By Site development
Union Park Kingston development drawing. Image via Siderius Developments.

A new planned community, Union Park Kingston, has sought City Council approval to develop 40 Sir John A Macdonald Boulevard, the former location of the Prison for Women.

According to a statement from Siderius Developments Ltd., dated Tuesday, July 20, 2021, the $ 143 million development will include senior housing, residential condominiums and a hotel, and the proposal is being uploaded to the development. and the City of Kingston Services (DASH) Hub.

The proposed development has the potential to establish a cornerstone of the Portsmouth Village community, providing housing, employment, and neighborhood business and retail services that would allow seniors to age in place and create life-work-play-age opportunities, the developers said. Union Park’s overall vision, according to the release, is to create a compact, carefully designed community with a healthy mix of uses, pedestrian-friendly public spaces and context-sensitive buildings.

Requests to amend the official plan and zoning by-law, as well as a draft plan of subdivision have been submitted to the City of Kingston. These multiple requests require City Council approval, which will include public engagement. Submitting these nominations is just one of the first steps to take and, the developers said, Union Park looks forward to connecting with the community throughout the process.

The 8.1 acre property is located at 40 Sir John A Macdonald Boulevard. The property is bordered by Union Street to the north, Sir John A MacDonald Boulevard to the east, King Street to the south and the village of Portsmouth and the harbor to the west. It will be adjacent to Duncan McArthur Hall at Queen’s University and the Correctional Service of Canada Museum. The site was once home to the Prison for Women, which opened in 1934 and closed in 2000.

Union Park is located on the traditional territories of the Anishinaabe, Haudenosaunee and Huron-Wendat. These lands are also now home to a diverse community of First Nations, Métis and Inuit. This recognition is a sign of recognition and respect for the Aboriginal people living in this region.

About the project

“Union Park Kingston will reinvent the potential of this site by creating a vibrant mixed-use neighborhood for the benefit of all of Portsmouth’s existing neighbors, Kingstonians in general and the hundreds of people who will live and work in Union Park,” said Nate Doornekamp with Siderius Developments. “The Former Women’s Prison is an important historic building that is functionally obsolete and has been on contaminated land for twenty-one years. We respect the history of this site and intend to develop it in a sensitive and responsible manner. The opportunity now exists to transform this property into a storefront that will enhance and add to our community for many years to come.

According to the statement, Union Park Kingston will rejuvenate a historic and significant property in the village of Portsmouth, close to downtown Kingston, Portsmouth Olympic Harbor, major roads, Queen’s University, St. Lawrence College and the hospital campuses, to name a few. The developers said the proposal would strike the right balance between providing much needed community services while respecting the history of the site and the region.

“Our plan leaves three-quarters of the land in open space, including public parks, footpaths, expansive yards, streets and sidewalks for the enjoyment of the public, including the most coveted part of the site with the best views. on the water, ”added Doornekamp. “We believe this plan is appropriate for the neighborhood in terms of scale and proposed mixed uses and will be a positive addition to the Village of Portsmouth. This proposal would provide the village with much needed housing, small retail and commercial services, parks and other benefits.

Project amenities

During the three planned phases, the development will include:

  • a community of continuum of care for the elderly,
  • residential condominium units,
  • hotel,
  • a park and a connecting path between Union Street and King Street,
  • a healing garden,
  • commercial space on the ground floor,
  • a public art wall, and, in the last phase,
  • a future mixed-use residential building.

“Our proposed retirement community offers seniors more than just a place to live – it gives them a place to enjoy life,” said Steve Strong, COO of Signature Retirement Living. “We want our residents to feel right at home, whether they are renting one of our fully self-contained apartments with a variety of age characteristics, or living in our full service retiree residence with a lifestyle all inclusive that has been designed to meet their needs. Needs. Our mission is to provide an enviable level of service in a positive, dynamic and caring environment that is as beautiful as it is welcoming.

Strong added, “We have enjoyed our experience building and managing our retirement residence in West Kingston. It has been well received by the community, and we are delighted with this opportunity to meet the housing and care needs of the elderly in downtown Kingston.

Union Park Kingston development drawing. Image via Siderius Developments.

Redevelopment process and considerations

The City’s review and approval process is expected to take a year. Meanwhile, Siderius will continue to engage with residents, landowners and neighboring businesses; heritage groups in the Kingston area; the Memorial Collective of the Prison for Women; and other community groups.

“As the current stewards of the property, we continue to listen to those who have had an experience at the Prison for Women to create a healing garden with their help and involvement,” Doornekamp added.

The Union Park Kingston team recognizes that this property has heritage attributes that must be fully considered as part of the development process. To this end, Siderius engaged two well-respected heritage consultants – John Stewart of Commonwealth Historic Resource Management and Barry Padolsky of Barry Padolsky and Associates – to develop a heritage strategy for the property and heritage impact statements for each building. , according to the press release. .

“This is a unique and special property, and everyone involved in the Union Park Kingston project wishes to respect and protect the heritage and history of the property,” said John Stewart. “We are working with Siderius and the City of Kingston to ensure that the plans meet the heritage objectives of the City, the requirements of the Ontario Heritage Act and the heritage requirements of Parks Canada.

A website, unionparkkingston.ca, and an electronic newsletter have been launched to provide information on Siderius’ plans and opportunities to provide feedback to the community.

City of Kingston reviews site plan for historic 1110 King West property

By Site plan

This article is the first part of a two-part series on proposed plans for developments on Cataraqui Bay Pier, also known as Elevator Bay, off King Street West. Part 2 can be read here.

Last spring, Kingston Waterfront Developments Ltd. submitted to the City a sixth site plan for the proposed development of the former grain elevator wharf at 1110 King Street West.

According to the online ad, “1110 King West is a once in a lifetime project due to its prime location along the Kingston waterfront. RE / MAX RISE worked with the development team for over a year in the planning and execution before launch.

Currently, units are advertised between $ 400,000 and $ 1.8 million with a deposit of $ 10,000.

Aerial image of the pier and breakwater at Cataraqui Bay (also known as Elevator Bay). Photo via Realtor.ca.

The proposed development for the site consists of two high-rise condominiums and a commercial building on the pier. In total, the apartment buildings are proposed to accommodate 343 residential units, while the one-story commercial building will provide approximately 1,000 square meters of use for a marina on the northwestern part of the pier. The entire development would be adjacent to the existing townhouses in Commodore’s Cove.

The City is currently reviewing a “site plan control application” for the development, which examines the functionality of the site – ensuring the proposal complies with zoning permissions on the site. This includes planners and other departments who review building observation, site and through-site access, parking, landscaping, stormwater management, etc.

File Planner Michael Szilagyi and Acting Policy Planning Manager Sukriti Agarwal introduced to Councilor Bridget Doherty’s “Spring Councilor Connect” meeting Thursday June 1, 2021 for the Portsmouth District Community Association. They provided an update on the status of the case.

Szilagyi explained that the technical review process is “being evaluated by other departments and external agencies and they will provide comments. I have not yet taken the time to delve into this submission; I tend to wait until all, or at least the majority of comments come back before doing my review.

Szilagyi said of the sixth proposal: “The most important change here has been that the parking structure on the north side, between the existing townhouses, has been removed and is now just surface parking. “

Artist’s rendering of the proposed development at 1110 King Street West. Chart via Realtor.ca.

Szilagyi stressed that the technical review process should not be confused with an amendment to the zoning by-law, noting that “there has been no request to change performance standards at the site. Currently I have noted performance standards that are unique to this site: townhouse development is allowed with up to 38 units (obviously these exist today), 343 additional units have land coverage by 210%. There are no height restrictions, there are no setback requirements, and no density requirements, minimum or maximum. These are a bit unique. These are some of the provisions that we have to take into account in this request. We do not have the ability to change any of these permissions through this process. “

Zoning for the site has been in place since 1987, with a modification to this area adopted in 2007. The property is currently designated a “port area”, “residential” and “environmental protection area” in the city’s official plan. from Kingston (OP).

Artist’s rendering of a suite of samples at 1110 King Street West. Image via Realtor.ca.

Bruce Bursey, who moderated the Zoom meeting on behalf of the Portsmouth District Community Association, read various development questions and concerns that were written via the chat.

“Imagine a 25-story building under construction in your backyard, that’s what we’re going to experience,” said one owner (whose name has not been shared), “current city noise regulations and construction appear insufficient to protect the residents of the cove. The building permit process is closed to the applicant and city staff. How can we who live here protect our quality of life during this long, noisy, dusty and impactful construction phase?

While pointing out that development for the pier had been underway since the 1980s and that the Cove owners knew this when they purchased, Szilagyi sympathized with having to live near a construction area. “It is not common, he stressed, but the Council has the possibility of imposing additional controls. There are always standard items where you know the dust needs to be controlled. Access needs to be maintained for residents and for emergency vehicles, those kinds of things that are just the norm in all areas. But in terms of noise, they can sometimes limit the hours.

Artist’s rendering of the proposed site at 1110 King Street West. Imagine via Realtor.ca.

“It’s a balance of needs. Knowing that this build, even if it takes two years or so, it might be temporary, but yes I think there are opportunities through cCuncil to add some extra control with some reasonable sense. Szilagyi said, encouraging residents to bring their concerns to him in writing so they can be included in a report to the planning committee.

Other concerns concerned maintaining “Ribbon of life” access and preserving the coastline. Agarwal, Director of Policy and Planning, responded, “Regarding the Ribbon of Life, these policies are currently in place in our official plan and the bylaws are proposed to be included in the new zoning bylaw, which is expected to be submitted to Council for consideration in 2022. We released the first draft of the new zoning by-law in 2016. And in that draft, we have included transitional provisions regarding applications that would already be underway when this by-law was zoning will be approved. On the basis of these transitional provisions, which, I would like to repeat, are still in draft form, this request could be dealt with depending on the zoning in place. Thus, the Ribbon of Life will have no effect on the current zoning of the property, based on these draft transitional provisions. “

Another concern was the impact on the view from Lake Ontario Park. Szilagyi replied, “This is not a protected view and this site already had planning permission. So like I said there is no height restriction on the site.

Several other questions and concerns were raised, but ultimately Agarwal and Szilagyi encouraged residents to register their concerns to be shared with the planning committee at their public meeting by contacting Michael Szilagyi via email. at the address [email protected] and noting the project number D11-011-2018.

The date for the public meeting has not been set.

Part 2 of this series was posted on Thursday, July 22, 2021 and examines the history of this site, as well as the most recent history of proposed developments for the site, which led to the situation described here.

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.

Online hearing held tonight to discuss Crestwood Mall site plan

By Site plan

This is an archived article and the information in the article may be out of date. Please look at the timestamp on the story to see when it was last updated.

ST. LOUIS – The Town of Crestwood is hosting a online audience Thursday evening to discuss the future of the former Crestwood Mall site.

A development plan was presented to the city’s Tax Incremental Financing (TIF) Commission on Thursday, May 27. This is a $67.5 million project that includes $17 million in tax incentives.

Dierberg and McBride Homes are the forces behind the proposed development on the 47-acre site. The plan calls for a Dierbergs supermarket, retail space and a housing estate with 81 single-family homes. The proposed TIF would not be part of McBride’s plans for a subdivision.

The TIF allows developers to use the proceeds of taxes generated by a development to help pay for the project to be built.

Many residents want the city to progress. The mall was built in 1957 and closed in 2013. Several efforts to develop the property have failed.

“Whenever there seems to be potential to do something, it doesn’t happen,” said Crestwood visitor Pam Schaffer. “It’s just a big old meadow and a waste of space.”

The development of the site would require substantial work, according to the developer presenting the plans Thursday.

“I don’t think anyone else would do it without the help that’s being considered,” said John Brancaglione, PGAV Planners.

The map can be consulted on the City of Crestwood website.

the online audience starts at 7:00 p.m. The TIF commission will then make a recommendation on the plan. The Crestwood Board of Aldermen will have the final say.

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.

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

By Site plan

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

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

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

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

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

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

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

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

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

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

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

The developers submitted this rendering to the city.

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

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

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

“It would hardly be visible,” Sabo said.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Greenville planners skeptical of West End Community Center site plan

By Site plan

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

The Town Planning Council agrees to the cancellation of the authorization for the RTÉ de Cairn site plan

By Site plan

An Bord Pleanála has consented to a High Court order rescinding its authorization for Cairn Homes to build 614 residential units on former RTÉ land in Dublin 4.

Three residents of Ailesbury Road had filed a lawsuit challenging the expedited permission of the council for development proposed by Cairn Homes Properties near their homes.

They also challenged the constitutionality of the strategic housing provisions of the Planning and Development (Housing) and Residential Tenancies Act of 2016, providing for the acceleration of large housing estates.

After the board said in January it was ready to make concessions in the proceedings, a hearing date set later this year for the challenge was called off.

Following considerable engagement between the parties, Judge Richard Humphreys was invited Thursday to make consent orders.

These include an ordinance revoking the authorization of the board of directors.

The ordinances also provide for the general adjournment of proceedings relating to the constitutionality of the provisions of the law.

Leave granted

In July last year, the High Court allowed residents – Chris Comerford, John Gleeson and Pat Desmond, wife of businessman Dermot Desmond – to challenge the board’s decision to deal, under of the law of 2016, the authorization request from Cairn Homes Properties. Ltd.

Represented by Michael O’Donnell BL and Conor Quinn BL, tried by lawyer Nap Keeling, their case was against the Board of Trustees, the Minister for Housing, Planning and Local Government, Ireland and the Attorney General, with Dublin City Council and Cairn Homes as notice of the evenings.

The 2016 law allows developers seeking permission for developments of more than 100 units to seek permission directly from the board of directors, bypassing the local housing authority.

During the initial examination of the case, the council had agreed to consider the application for leave under the law but had not yet made a decision.

The residents’ case included allegations that some of the housing policy provisions of the 2016 law violated their rights under the Constitution and the European Convention on Human Rights.

When the board of directors subsequently granted leave, the High Court ordered that the challenge to the permission be merged with the earlier challenge.

Complaints from residents

In their action, the residents claimed, immediately adjoining the back wall of Ms. Desmond’s family home, and located “extremely close” to the family homes of the other two, is a property that was previously part of the RTÉ campus in respect of which Cairn Homes wanted to develop 614 residential units.

The proposed development includes 611 apartments in nine blocks up to 10 stories, three townhouses, two cafes, daycare and the change of use of an existing Regency villa to a private club and gym.

The claimants said the development is of a much higher scale and density than allowed under the City of Dublin development plan, will neglect and eclipse their homes and will be “Totally out of step” with an area of ​​low rise Victorian or Edwardian buildings. types of houses.

The development would impact not only the applicants’ properties, which include protected structures, but other protected structures and important public buildings in the area, including Montrose House, Mount Errol House and the prominent Scott Tallon building. Walker from the 1960s housing RTÉ studios, they claimed.

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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Southgate approves zone change amid controversy

By Site development

SOUTHGATE, Ky – Southgate City Council unanimously approved a zone change to allow developers to transform the former Beverly Hills Supper Club on Wednesday night.

In May, the city partnered withEdgewood, Ky. Based construction firm Ashley Builders and Cincinnati-based Vision Realty Group agree to develop the land into a $ 65 million mixed-use development that will include an assisted living facility, apartments , houses – and a permanent memorial to the victims of the supper club fire in 1977.

The Campbell County Zoning Commission approved the necessary change. It was up to the city council to finalize the approval.

The approval came amid controversy as lawyers for the families of the fire victims tried to challenge the legality of parts of the project. Families hired lawyers who told city officials that construction should be banned on some project land – because they said it was a cemetery, according to emails the lawyer said. Stephen Megerle provided The Enquirer.

“It almost seems sacred,” said Robin Thornhill, a resident of Delhi township. “Obviously there are still pieces of people there. ”

According to Kentucky law, cities in Kentucky are supposed to prevent cemeteries from being used for things like parks, athletic fields, construction sites, and other structures. But, the definition of a cemetery can be broad.

Southgate City Attorney Mary Ann Stewart and Mayor Jim Hamberg did not respond to The Enquirer’s request for comment on the claim.

Thornhill, 48, was 5 when his father, three aunts and an unborn cousin died the night of the blaze that left 165 people dead and more than 200 injured.

When she learned the land could be developed, Thornhill joined the Beverly Hills Respect The Dead group, a group made up of families of fire victims. The group hired Megerle and attorney Todd McMurtry to represent their concerns and hopes for the land.

The community gathers to discuss

On Wednesday, dozens of community members and residents gathered at the Southgate Community Center to both support and oppose the project moving forward as planned.

“My clients are not opposed to the change of area or the development of the site,” Megerle said during the meeting. They wanted the land to be surveyed for human remains and a memorial built on top of the hill where the fire took place.

Tammy Nolan, founder of Beverly Hills Respect The Dead, read the names of the victims’ family members. They stood up one by one and wrote the name of their group in white letters on their black shirts and masks.

Dozens of family members of the victims and community members shared their thoughts on the proposed development. They agreed that the project could be good for the city. They disagreed on where the memorial in honor of the victims of the fire should go.

The developers want to put a memorial in honor of the victims of the fire along the US 27. But the members of the group want it where the cabaret room once stood, at the top of the hill, where many victims died.

“Go ahead and build it, but I want a memorial on the hill where my family members died,” Thornhill said, choking back tears.

Another commenter said the group was prohibited from telling developers where to place the memorial. He preferred it to the proposed location at the bottom of the hill so people could see it when they drove by.

A handful of speakers said the project should go ahead because it was better than stores such as Lowe’s and Walmart using the land.

“We intend to continue to work with a group of survivors and family members of the victims as well as Southgate Town officials on a memorial planning committee,” the developers said in a statement. Press release.

The cemetery dilemma

The group is concerned about the grassy terrain where the club’s cabaret hall once stood. This room is where many people died in the blaze, Megerle said.

Families of the fire victims have asked developers to survey the land to see if any human bodies remain. The developers plan to set up a private park there and claim that the investigation is not necessary.

The developers told The Enquirer in an emailed statement that there are “numerous records which verify and indicate that all the deceased have been counted and all the remains have been removed and examined by the coroner.”

A descendant, Leslie Henry, of Wilder, wrote in an affidavit given to The Enquirer that only her mother’s torso was recovered from the debris.

“I believe her remains are buried at the site of the Beverly Hills Supper Club, most likely in the area of ​​the cabaret hall where she worked so hard for my siblings and I to have better lives,” Wilder wrote. .

At Wednesday’s meeting, Henry pleaded for a compromise for the “graveyard that the earth has become.”

Developer attorney Sarah Houseman said in an email obtained by The Enquirer in a previous article that developers would stop construction in an area if human remains were found. Work would stop until the body could be “properly buried,” Houseman wrote.

Megerle wrote the city a letter saying the area should be considered a cemetery, which would prohibit the construction of a park under Kentucky law, according to documents Megerle shared with The Enquirer.

The legal definition of a cemetery is broad, so Megerle is prepared to seek an injunction on the project from the Campbell County Circuit Court. A judge would then decide if a park could be built there.

Two competing memorial ideas

The area of ​​land where the cabaret hall was located is also part of the dispute over the location of the memorial in honor of the victims of the fire. The developers plan to put a memorial alongside US 27. But those affected by the fire want it where the fire took place.

Recently, the developers agreed to allow those “directly affected” by the fire to access the park on the anniversary of the tragedy and at other times with the consent of the owners association, according to a report. release from the developers.

The descendants of the victims of the fire do not want their access to depend on the association of owners.

How did we get here?

In May, Southgate City Council reached a joint deal with the developers to redevelop the land.

The land was not zoned for the proposed project. The developers had to show why the site had to move from professional office use to a combination of living and general commerce.

In July, the Campbell County Zoning Commission, which is reviewing plans like this for towns in the county, unanimously approved the zoning change.

The six-member Southgate City Council had the final say on making the change happen.

What’s next for Memorial Point?

Construction on the $ 65 million redevelopment project is expected to begin in fall 2021.

He will understand :

  • 89 single family homes with two to four bedrooms that will be offered from the upper range of $ 300,000.
  • 100 to 200 apartments that will cost $ 1,100 to $ 2,000 per month with amenities that include a swimming pool, indoor exercise area and event center.
  • Up to 90 residential units in a for-profit assisted living facility that will cost between $ 3,000 and $ 6,000 per month.
  • A memorial to remember the lives lost in the deadly fire at the Beverly Hills Supper Club.

Julia is the Northern Kentucky government reporter for the Report For America program. Anonymous donors have pledged to cover the local donor portion of his position funded by grants to The Enquirer. If you would like to support Julia’s work, you can donate to her Report For America post. on this site or email his editor Carl Weiser at [email protected] to find out how you can help fund his work.

Do you know something she should know? Drop her a note at [email protected] and follow her on Twitter at @JFair_Reports.

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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

Limerick opera site development plan ‘fundamentally flawed’

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

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

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

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

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

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

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

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

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

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